I decided to go with a Denbigh based lawyer for my conveyancing in Denbigh recently. Reviewing the official terms of business I notewe are liable for fees even if the dealdoes not go ahead. Should I ditch them and select a web based conveyancing company promoting no move no charge conveyancing in Denbigh?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will tend to be be higher to neutralise those cases that do not proceed. Also remember that such promotions rarely cover outlay e.g. Denbigh conveyancing search costs.

I am purchasing a brand new duplex in Denbigh and my solicitor is informing me that she has to the bank to disclose incentives from the builder. I am on a tight deadline to sign contracts and I don't want to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Just had an offer accepted on a new build apartment in Denbigh. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Denbigh

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I have been advised by a few selling agents in Denbigh to select a property lawyer using your seach tool. Is there a financial incentive for Estate Agents to market your services over a competitor’s?

We refuse to make any commission for directing people in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I am on look out for some leasehold conveyancing in Denbigh. Before I set the wheels in motion I want to be sure as to the remaining lease term.

If the lease is registered - and 99.9% are in Denbigh - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a studio flat in Denbigh, conveyancing was carried out 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Denbigh with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease finishes on 21st October 2084

With 60 years remaining on your lease the likely cost is going to be between £20,000 and £23,000 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.