I am expecting a mortgage with Nat West. My intention is to instruct a Licensed Conveyancer in Denbigh. Does the Nat West Solicitor panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

A friend informed me that in buying a property in Denbigh there may be various restrictions preventing external changes to a property. Is this right?

We are aware of anumerous of properties in Denbigh which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Denbigh should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to lenders such as Bank of Ireland, do Denbigh solicitors face a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

My husband and I are spending time looking at houses in Denbigh and I am about to put in an offer. Is it sensible to have my solicitor on ‘stand by’? I am planning to take a mortgage with Bank of Ireland.

It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.

We are buying a property and the conveyancer has referenced Chancel Repair for which the house may be liable as it falls into the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Denbigh

Unless a previous acquisition of the premises took place after 12 October 2013 you may expect lawyers handling conveyancing in Denbigh to continue to advocate a chancel search and or chancel repair liability policy.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Denbigh is the location of the property. Can you offer any opinion?

Flying freeholds in Denbigh are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Denbigh you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Denbigh may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I wish to rent out my leasehold apartment in Denbigh. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Notwithstanding that your previous Denbigh conveyancing lawyer is not available you can review your lease to see if it allows you to sublet the premises. The rule is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you need to seek permission from your landlord or some other party prior to subletting. The net result is that you cannot sublet in the absence of first obtaining consent. Such consent must not not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.

Denbigh Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

Does the lease have more than 90 years left? Be sure to discover if the the lease contains any adverse restrictions in the lease. For instance it is very common in Denbigh leases that pets are not allowed in in a block in Denbigh. If you love the propertyin Denbigh but your cat is not allowed to move with you then you will be presented with a difficult decision.