We are buying a house in Denbighshire. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to put funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

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

Two types of professional can carry out conveyancing in Denbighshire namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or purchase of property. Both are duty bound to execute Denbighshire conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be professionally conducted and that all requirements and steps will be appropriately attended to.

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

If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I am close to exchanging contracts on the sale of our house in Denbighshire and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Denbighshire. Having lived in Denbighshire for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am buying a new build apartment 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 are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Denbighshire

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. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I've recently bought a leasehold flat in Denbighshire. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Denbighshire Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing

How many of the leaseholders are in arrears for their service charge payments? The best form of lease structure is if the freehold interest is owned by the leaseholders. In this situation the leaseholders benefit from control and although a managing agent is often retained if the building is bigger than a house conversion, the managing agent is directed by the tenants.

Been reading online that Denbighshire solicitors are more expensive than Denbighshire conveyancers in Denbighshire to use when purchasing a property. So is it better if I use a conveyancer or a solicitor if I am purchasing a property in Denbighshire.

When it comes to conveyancing in Denbighshire the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.