Much to our surprise we have been informed by our mortgage broker that my St Asaph solicitor is not on the bank Conveyancing panel. How can I check?

Your first step should be to call your St Asaph lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

The vendors of the house we are hoping to buy have appointed a conveyancing practitioner in St Asaph who has recommended a preliminary contract with a deposit two thousand pounds. Are such arrangements the norm for St Asaph conveyancing transactions?

There are a couple of main downsides with entering into any lock out agreement (also termed an exclusivity agreement) is that it can distract from progressing with the conveyancing process, so unless it requires limited or no negotiation then it could transpire to be a hindrance. It is not strongly advocated amongst St Asaph conveyancing practitioners for this reason. A supplemental concern is the extent of the remedies available - an aggrieved purchaser is very unlikely to win an injunction to prevent the seller completing the sale to a third party, so the only remedy open via the agreement will be the recovery of wasted charges and, in rare situations, the extra payment of penalties.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in St Asaph. My lender is Accord Mortgages

Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/8/2025, the requirements read as follows :

In searching the web for the term conveyancing in St Asaph it brings up many conveyancersin the area. With so much choice what is the best way to find the right property lawyer for my move?

The best method of seeking a suitable conveyancer is through a personal recommendation, so ask friends and relatives who have purchased a property in St Asaph or a respected estate agent or financial adviser. Fees for conveyancing in St Asaph differ, so it's sensible to request at least three costs illustrations from varying types of companies. Make sure that you clarify what costs in the quote includes.

Do you have any top tips for leasehold conveyancing in St Asaph from the point of view of expediting the sale process?

• Much of the delay in leasehold conveyancing in St Asaph can be avoided where you get in touch lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the buyers’ conveyancers.
In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in St Asaph state that internal structural changes or laying down wooden flooring calls for a licence from the Landlord acquiescing to such changes. Should you dont have the approvals in place you should not contact the landlord without contacting your lawyer before hand. If you have had any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. 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 better to reveal the dispute as historic as opposed to ongoing. You believe that you know the number of years left on your lease but you should double-check via your lawyers. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. It is therefore important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share document. Organising a duplicate share certificate is often a time consuming process and slows down many a St Asaph conveyancing deal. Where a reissued share certificate is required, do contact the company officers or managing agents (where relevant) for this as soon as possible.

I bought a 2 bed flat in St Asaph, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in St Asaph with an extended lease are worth £192,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2079

You have 54 years left to run we estimate the price of your lease extension to range between £32,300 and £37,400 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.