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Find a Denbighshire Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Denbighshire? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Denbighshire home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Denbighshire conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Denbighshire

We're in Denbighshire, First time buyers purchasing with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Is it correct that all Denbighshire CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?

Some major banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

After weeks of negotiation I have agreed a price on a house in Denbighshire. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £175. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am selling my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being difficult. The Denbighshire solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring 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.

A colleague advised me that if I am buying in Denbighshire I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Denbighshire conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Denbighshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Denbighshire.

Due to the input of my in-laws I had a survey completed on a property in Denbighshire in advance of instructing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders tend refuse to grant a mortgage on such a property.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Denbighshire. Conveyancing may be slightly more expensive based on your lender's requirements.

In my capacity as executor for the estate of my aunt I am disposing of a house in Cardiff but I am based in Denbighshire. My solicitor (approximately 235 miles from meneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Denbighshire who can attest and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Denbighshire based

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Find out more about how flying freehold can affect your the value of a property.