Our Denbighshire conveyancer has discovered a discrepancy between the information in the home valuation survey and what is revealed within the conveyancing documents. My solicitor informs me that he is obliged to ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

What is the difference between a licensed conveyancer and conveyancing solicitor in Denbighshire

There are many recorded licenced Conveyancers in Denbighshire and Solicitor partnerships in Denbighshire who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being pedantic. The Denbighshire solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have instructed a Denbighshire lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Denbighshire postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Denbighshire.

We're new to the buying process - agreed a price, yet the agent advised that the seller will only issue a contract if we appoint the agent's chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Denbighshire

It is highly unlikely the owners are behind this. Should the owner desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and make sure they understand (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Denbighshire conveyancing firm - as opposed tothose that will earn the negotiator at the agency a referral fee or hit his conveyancing figures pre-set by head office.

What advice can you give us when it comes to finding a Denbighshire conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Denbighshire conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Denbighshire conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

How many lease extensions have they carried out in Denbighshire in the last twenty four months? What are the costs for lease extension work?

Denbighshire Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Is there a share of the freehold? Its a good idea to find out as much as possible concerning the managing agents as they can either make your living at the property much simpler or problematic. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily matters like the upkeep of the communal areas. Enquire of other people whether they are happy with their service. In conclusion, find out the dates that the service charges are due to the relevant party and precisely what you get for your money. How many of the leaseholders are in arrears for their maintenance charge payments?

I need to change lawyers as my Denbighshire lawyer is not on the lender's approved list of conveyancing solicitors. Is it advisable to appoint a new law firm?

If you haven't yet instructed a solicitor to commence the conveyancing and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Denbighshire that you're thinking of instructing.