The Denbigh conveyancing firm that I recently instructed on my house acquisition in Denbigh have suddenly shut down. I only went with them because I needed a lawyer on the conveyancing panel and my preferred Denbigh lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

Me and my partner are purchasing a property in Denbigh. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send money into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Denbigh building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Denbigh conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?

The must comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I was told two weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Denbigh is approved on their conveyancing panel? have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

Are there restrictive covenants that are commonly identified during conveyancing in Denbigh?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Denbigh. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I opted to have a survey completed on a property in Denbigh in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some lenders may not grant a loan on this type of property.

It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Denbigh. Conveyancing will be smoother if you use a solicitor in Denbigh especially if they regularly deal with such properties in Denbigh.

I pay a maintenance contribution for my appartment in Denbigh. As a result of personal circumstances I fell behind with payments. The freeholders agreed a payment schedule but there remains approximately £2000 left in arrears.

I am under pressure to sell and I am panicking this may hold me back if I have to discharge the amount due now. I'd like to sell up and subsequently discharge the debt from the proceeds - is this possible?

Do check with the dealing with your Denbigh conveyancing but one option may be to agree for the arrears to be attributed to the buyers. The contractual price they pay would be adjusted to reflect the amount of debt they assume. They would then discharge the fees post completion of the purchase.