Me and my partner are about to complete on the purchase of a house in Prestatyn but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the current proprietors of six thousand pounds in the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but Clydesdale will not agree to this. Why were they informed?

Any conveyancer being on a Clydesdale approved list is required to inform Clydesdale of any changes to the sale price. If you were to refuse your conveyancing practitioner to disclose the reduction to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancer for your conveyancing in Prestatyn.

My bid for a property was accepted at auction in Prestatyn. Conveyancing is needed. What happens now?

Given that you are now exchanged you should instruct a conveyancing lawyer soon as you now have a pending deadline in which to complete the deal. All auction property should have a bespoke legal pack. This will likely include evidence of title and search results. If you have purchased leasehold property the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are organised to complete on the date specified in the contract.

I am purchasing a terrace house in Prestatyn. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property include investigations to determine if these alterations are allowed?

Your solicitor should check the deeds as conveyancing in Prestatyn will on occasion reveal restrictions in the title deeds which prohibit categories of alterations or need the permission of a 3rd party. Many extensions require local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

Is it correct that all Prestatyn CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved firms?

It is true that some lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Prestatyn for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Prestatyn conveyancing specialists.

Just had an offer accepted on a new build apartment in Prestatyn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Prestatyn

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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Living abroad it is not practicable to be present at my Prestatyn conveyancing lawyers office to execute documents connected to my conveyancing in Prestatyn – is this a problem?

No. Prestatyn conveyancing lawyers can deal with conveyancing transactions for clients wider afield. You are unlikely to be required to attend a Prestatyn conveyancers office. Almost all lawyer can undertake all communications remotely from their Prestatyn premises.