My previous solicitor has sent a quote for £995 for leasehold conveyancing in Denbighshire. I’m selling a Georgian house for £225,000. This sounds expensive. Is it above the norm for conveyancing in Denbighshire?

The estimate does seem marginally overpriced. Where you are happy to spend time comparing costs you may be able to get the conveyancing a bit cheaper by as much as £100 plus VAT. That being said, you maylive to regret choosing an an untested conveyancer. If is important to check that the firm can also act for your bank. You can make use of our comparison tool to find a Denbighshire conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Denbighshire.

My flat in Denbighshire is up for sale and I have a purchaser. Will my lawyer have to be on the Bank of Ireland conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.

About to purchase a new build flat in Denbighshire. Conveyancing is necessary evil 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 conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Denbighshire

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Planning to complete next month on a studio apartment in Denbighshire. Conveyancing lawyers have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Denbighshire should include some of the following:

specifics of the parties to the lease, for example these could be the leaseholder, head lessor, freeholder Your solicitors should enable you to have an understanding of the building insurance requirements You should receive a copy of the lease Who has the liability for maintaining the window frames You should know whether the lease allows you to add or improve anything in the premises- you should know whether it applies to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary

Denbighshire Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

It is important to be aware if changing the roof or some other major work is due shortly to be shared between the leasehold owners and will dramatically increase the the service charges or necessitate a specific payment. Does the lease have onerous restrictions? What is the length of the lease?

I purchased a house in Denbighshire last 31/12/2018 and to date it is still not recorded with the Land Registry. It was part of a development site and my conveyancer told me that it can take 12 months to register. I have spoken with HM Land Registry directly and they say that the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?

It is your conveyancing practitioner that you should turn to here in order to satisfy any concerns which have arisen as part of the registration process for your Denbighshire property. Normal Denbighshire conveyancing practice includes an undertaking on the part of the seller's conveyancer that they will help resolve any question raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.