Can conveyancing in Denbigh to be done within 10 days?

First, If the seller is applying a tight deadline for your conveyancing it is highly recommended that your solicitor is familiar with the location as they will make use of local connections and know-how. It is possible that they may have conducted otherhouses in the same neighbourhood. You would be best advised to use a Denbigh conveyancing solicitor. Second, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that nearly one in five of Denbigh conveyancing transactions are suspended or jeopardised after finding out that a purchaser’s solicitor was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the transaction being held up by an average of 21 days. It is believed that this issue impacts in the region of 100,000 home moves annually. Most Denbigh conveyancing firms can not act for certain mortgage companies so do check as early as possible.

It is is a decade since I bought my property in Denbigh. Conveyancing solicitors have now been appointed on the sale but I can't track down my deeds. Is this a problem?

You need not be too concerned. First the deeds may be kept by the mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Denbigh involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.

How does conveyancing in Denbigh differ for newly converted properties?

Most buyers of new build residence in Denbigh approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Denbigh tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Denbigh or who has acted in the same development.

I have just started marketing my 2 bed flat in Denbigh. Conveyancing solicitors are to be appointed soon, but I have just had a quarterly service charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is clear the service charge as usual as all ground rent and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I own a garden flat in Denbigh, conveyancing was carried out in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Denbigh with an extended lease are worth £195,000. The ground rent is £45 yearly. The lease terminates on 21st October 2088

With just 63 years remaining on your lease the likely cost is going to range between £16,200 and £18,600 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

Builders have recommended to me a conveyancer and I've obtained an estimate from them. They are nearly £250 cheaper than my local Denbigh conveyancing practitioner. What's the catch?

Builders frequently have lists of conveyancers who are quick and who know the seller’s contract and lawyer. Plenty of developers offer an inducement to select their approved property lawyer for this reason, any increased fees can be avoided and a builder won't recommend a conveyancing warehouse and run the risk of having the conveyancing stall when they want exchange within a tight time frame. The argument for not opting for the recommended lawyer is that they may prove unwilling to fight for your interests at the risk of alienating the housebuilder. Where you have concerns that this may be the case you should keep with your local Denbigh solicitor.