Please could you vouch for a Platform Home Loans Ltd sanctioned Denbighshire conveyancing practice who can have us moved in within a very limited time frame? Would it be better to use a local Denbighshire solicitor or a national conveyancer?

We would be happy to suggest some excellent Denbighshire conveyancing firms. Another option is to visit the high street in Denbighshire. Visit two or three firms and request to see a conveyancing solicitor for a fee estimate. Mention your deadline together with your reasons and ask for an assurance on your deadline. Select the lawyer that genuine.

My grandmother passed away last year and as sole heir and executor I was left the house in Denbighshire. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?

If you intend to refinance then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.

If you had a top tip for choosing a conveyancing solicitor in Denbighshire what would it be?

Do not opt for the cheapest Denbighshire conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Denbighshire conveyancing practitioner on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Denbighshire bank branch on numerous occasions and was told they are content with the situation and they will lend. My Denbighshire conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Your lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

How difficult is it to swap solicitor as I have to choose one who is on the Clydesdale conveyancing panel. I had appointed a high street conveyancing solicitor in Denbighshire five minutes from me but he is not accepted by Clydesdale

We will our best to assist in finding you a conveyancing solicitor in Denbighshire on the Clydesdale panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Denbighshire. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Denbighshire.

Do you have any advice for leasehold conveyancing in Denbighshire from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Denbighshire can be avoided where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ solicitors.
You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to ongoing. Some Denbighshire leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.

Denbighshire Leasehold Conveyancing - A selection of Queries Prior to buying

What prohibitions are there in the Denbighshire Lease? Its a good idea to discover as much as you can about the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to daily issues such as the upkeep of the communal areas. Ask prospective neighbours what they think of their management. Finally, investigate as to the dates that the maintenance charges are due to the relevant party and specifically what it includes. For most Denbighshire leaseholds the cost for major works are not built into the service charges, albeit that there some managing agents in Denbighshire ask leaseholders to pay into a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance.