My fiance’s sister is a conveyancer. I am hopeful that I will receive preferential fee for conveyancing, but if not, what kind of fees should I be paying for conveyancing in Denbighshire?
It’s wise to seek two or three conveyancing estimates. Make use of our search tool on this site. The estimates may be different but the service one can expect are distinct between law firms as is true with most professions.
My husband and I are purchasing a newly converted flat in Denbighshire with a residential mortgage from Chelsea Building Society.We would like to retain our Denbighshire conveyancing solicitor but Chelsea Building Society says he's not listed on their approved list of firms. We have to appoint a Chelsea Building Society panel lawyer or retain our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Chelsea Building Society use our lawyer?
No, not really. The mortgage offered to you contains terms and conditions, a common one being that solicitors needs to be on the Chelsea Building Society solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society
Various online forums that I have come across warn that are the number one cause of stalling in Denbighshire house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Denbighshire.
I'm refinancing my existing home to a BTL mortgage with National Westminster Bank and intend to use the remaining equity as a deposit on a second house. The area we are interested in is Denbighshire. Will your conveyancers be able to act for both sets of banks and link together the two deals?
Make use of our comparison tool on this page to check that the lawyers are approved by both lenders. Having checked that they are the lawyer will be able to simultaneously deal with the two deals but you should have a chat with you solicitor and make clear your expectations and requirements.
My lawyers in Denbighshire have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.