Is it possible for conveyancing in Denbigh to be concluded within two weeks?

In the event that the seller is applying a tight deadline to complete it is highly recommended that your lawyer is familiar with the location as they will have local connections and insight. It is even conceivable that they may have transacted otherhomes in the same road. Therefore consider using a Denbigh conveyancing solicitor. In addition, make sure that the conveyancing firm is on the lender panel. It is believed that nearly one in five of Denbigh conveyancing deals are delayed or jeopardised after discovering a buyer’s solicitor was not on their banks panel. In many cases this discovery resulted in the buying process being frustrated by almost 21 days. It is believed that this issue impacts approximately one hundred thousand home sales annually. Almost all Denbigh conveyancing firms can not represent certain lenders so do check at the outset.

What is the optimum way to investigate if the solicitor carrying out my conveyancing in Denbigh is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays thus spending £187.00 plus VAT in another set of conveyancing costs.

Please do make use of the search tool on this web page. Pick the mortgage company and type ‘Denbigh’ or your preferred area and you will be presented with numerous conveyancers offices in Denbigh or nearest you.

I currently have a mortgage with Kent Reliance for my property in Denbigh. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?

You must advise Kent Reliance before renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.

The formalities of my remortgage has taken place for my property in Denbigh. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I recently had an offer agreed on a house in Denbigh. My financial adviser suggested a conveyancing practitioner. I paid an advanced payment of £150. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've recently bought a leasehold property in Denbigh. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Denbigh - Examples of Queries before Purchasing

How much is the yearly maintenance fee and ground rent? Is the freehold reversion owned jointly by the tenants?

Myself and my wife have recently had an offer agreed on a house and had an appointment on Monday with HSBC for the mortgage. They have informed us that when it comes to choosing a property lawyer that unless they are on their approved list of solicitors then we will have to pay out an additional charge of about two hundred pounds. This is because they will then have to instruct a property lawyer to act for them in addition to the one we choose to act for ourselves and we are liable for their costs. I have asked HSBC to furnish me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a list online?

You should ask HSBC what their panel criteria is for a conveyancer.Then ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for HSBC before. If the answer to those is yes, then just double check with HSBC. Another option is to make use of our search tool and we should be able to identify a property lawyer in Denbigh on the approved list for HSBC.