I decided to go with a Denbigh based firm for my conveyancing in Denbigh last week. Reviewing the fine print it is apparent thatwe are liable for costs even if the sale aborts. Should I go with them or use an internet conveyancing company promising no completion no cost conveyancing in Denbigh?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to neutralise the transactions that do not proceed. You should be mindful that these arrangements tend not to protect you from outlay e.g. Denbigh conveyancing search expenses.
Are the BSA planning on creating a online directory to list law firms on the Coventry BS conveyancing panel for example in Denbigh?
We are not aware of any intention on the part of the BSA to promote such a register.
This question may be naive but I am wet behind the ears as a first time buyer of a two bedroom flat in Denbigh. Do I collect the keys to the property on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Denbigh?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and once they have received this, you will be called to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
Is it the case that all Denbigh solicitors on the Barclays conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
The mortgage over my property is with Virgin Money for my property in Denbigh. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
You must advise Virgin Money before letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money 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 Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel solicitor.
I decided to have a survey completed on a house in Denbigh before retaining solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may not give a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Denbigh. Conveyancing may be slightly more expensive based on your lender's requirements.
Why is New Build conveyancing in Denbigh more costly?
Conveyancing in Denbigh for newly converted or new build properties usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as additional queries and contractual concerns.