How up to date is your search tool for Denbighshire conveyancing solicitors on the RBS conveyancing panel? Do RBS send you an updated list?

Denbighshire conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.

My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Denbighshire. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?

Given you intend to re-mortgage then Barclays will insist on your using a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.

Will my lawyer be raising questions concerning flooding during the conveyancing in Denbighshire.

Flooding is a growing risk for lawyers dealing with homes in Denbighshire. Some people will buy a house in Denbighshire, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or by their lawyers which will figure out the risks in Denbighshire. The conventional set of information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to discover whether the premises has suffered from flooding. If the premises has been flooded in past and is not disclosed by the owner, then a buyer could commence a legal claim for losses stemming from an incorrect response. A purchaser’s conveyancers will also commission an environmental search. This should indicate if there is a recorded flood risk. If so, further investigations should be carried out.

I purchased my flat on 9 November and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Denbighshire expressed confidence that it should be formalised in a couple of weeks. Are properties in Denbighshire uniquely lengthy to register?

As far as conveyancing in Denbighshire is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry need to notify any 3rd parties. At present in the region of 80% of such applications are completed in less than three weeks but occasionally there can be protracted delays. Registration occurs once the purchaser has moved in to the property thus an expedited registration is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.

We're new on the property ladder - had an offer accepted, yet the estate agent has warned us that the seller will only go ahead if we appoint the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer accustomed to conveyancing in Denbighshire

It is highly unlikely the sellers are behind this. Should the vendor desire ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Denbighshire conveyancing solicitors - not the ones that will give the estate agent a commission or hit his conveyancing figures pre-set by HQ.