My wife and I are due to exchange on the purchase of a property in Denbigh but as a result of wreckage from the recent storms I have was able negotiate reparation from the vendor in the sum of three thousand pounds in the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but Leeds Building Society are not allowing this. Should they have been notified?
Any lawyer being on the Leeds Building Society conveyancing panel is obliged to disclose to Leeds Building Society of any changes to the purchase price. If you were to refuse your solicitor to disclose the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new conveyancer for your conveyancing in Denbigh.
We're in Denbigh, First timers purchasing with a mortgage (lender is Nationwide , and our lawyer is on the Nationwide conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am expecting a OIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Denbigh solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Denbigh solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I am currently in the process of buying my council flat in Denbigh. 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 use 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.
RBS have agreed my home loan in principle, my offer on a apartment in Denbigh has been accepted, what happens next?
Your estate agent will need to be informed of your lawyer's details (ensure that the conveyancing practitioners are on the bank’s panel). Telephone RBS or your broker and complete any relevant paperwork. RBS will sellect a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. RBS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Denbigh.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who conducted the conveyancing in Denbigh 5 years ago are no longer around. What are my next steps?
Nowadays there are copies made of almost everything, and your solicitor will be aware precisely where to locate all the suitable paperwork so you can buy or sell your property without a hitch. Where copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on the property.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Denbigh is the location of the property. Can you offer any guidance?
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 lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Denbigh may ascertain 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 property.