I am need of leasehold conveyancing for an apartment in a fairly new development (five years built) in Bodelwyddan. Almost all the properties have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Bodelwyddan?

You are opening yourself up to an unnecessary risk in not carrying out Bodelwyddan conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. Where timings and cost are top of your concerns you should consider with your lawyer about the possibility of search insurance

As someone not used to the Bodelwyddan conveyancing process what’s your top tip you can impart for the house moving process in Bodelwyddan

You may not hear this from too many lawyers but conveyancing in Bodelwyddan or throughout Denbighshire is an adversarial experience. In other words, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the legal transfer of property. For instance, the vendor, selling agent and sometimes your bank. Selecting a lawyer for your conveyancing in Bodelwyddan an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to look after your best interests and to keep you safe.

We are witnessing a distinct increase in the "blame" culture- someone has to be at fault for the process taking so long. You your first instinct should be to trust your lawyer above all other parties when it comes to the legal transfer of property.

Are all Bodelwyddan Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved solicitors?

A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

My partner and I have arranged the release of further monies on our home loan from Leeds Building Society as we wish to conduct a loft conversion to our home in Bodelwyddan. Do we need to appoint a local Bodelwyddan solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?

Leeds Building Society don't usually instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.

I am currently in the process of buying my council flat in Bodelwyddan. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

Me and my brother purchased a terraced Edwardian house in Bodelwyddan. Conveyancing practitioner acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bodelwyddan and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing lawyer who completed the work.

What does commercial conveyancing in Bodelwyddan cover?

Non domestic conveyancing in Bodelwyddan covers a broad array of services, provided by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.