Much to our surprise we have been informed by our financial adviser that my Denbighshire the law firm I have appointed is not on the lender Conveyancing panel. How can I be sure whether this is correct?
The sensible course of action for you to take is to contact your Denbighshire lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Should our lawyer be raising questions regarding flooding as part of the conveyancing in Denbighshire.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Denbighshire. There are those who acquire a house in Denbighshire, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that may be carried out by the buyer or by their conveyancers which should give them a better understanding of the risks in Denbighshire. The standard property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to discover if the property has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the owner, then a purchaser may commence a legal claim for losses as a result of such an incorrect response. A purchaser’s solicitors may also order an environmental search. This should reveal if there is a recorded flood risk. If so, additional inquiries should be carried out.
How does conveyancing in Denbighshire differ for new build properties?
Most buyers of new build property in Denbighshire come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Denbighshire typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Denbighshire or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Denbighshire I like with open areas and transport links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Denbighshire for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
I am a couple of weeks into a leasehold purchase having been referred to a firm by the selling agent to execute conveyancing in Denbighshire. I am am extremely frustrated with the level of service. Can you help me find new conveyancers?
They would have to be very poor to suggest changing them. Has the loan offer been sent? In the event that it has you need to inform them of the new contact details and have the mortgage documents are re-issued. Your new solicitor ideally should be on the lenders approved list to avoid escalating expenses and frustration. That should be your first question of the new solicitors. The find a solicitor tool can help you find a lender approved solicitor for your home move in Denbighshire