Will lawyers ask for money up-front for conveyancing in St Asaph?

Where you are retaining lawyers for conveyancing in St Asaph your lawyer will ask you to provide them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the conveyancing searches. If any down payment is payable against the total price then this should be required shortly prior to contracts are exchanged. The final balance that is needed will be payable shortly before completion.

We are close to exchanging contracts on the sale of our home in St Asaph and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street St Asaph conveyancer would know this is not the case. For the life of me I don't know why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in St Asaph. Having lived in St Asaph for 5 years we know that this is a non issue. Should we contact our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to 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)

How does conveyancing in St Asaph differ for new build properties?

Most buyers of new build premises in St Asaph contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because developers in St Asaph usually purchase the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in St Asaph or who has acted in the same development.

My husband and I are FTB’s - agreed a price, yet the property agent has warned us that the vendor will only issue a contract if we appoint the agent's preferred solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in St Asaph

It is highly unlikely the vendors are driving this. If they desire ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Contact the owners directly and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to instruct your own,trusted St Asaph conveyancing solicitors - rather thanthe ones that will earn the negotiator at the agency a commission or achieve conveyancing targets demanded by senior management.

My wife and I purchased a leasehold house in St Asaph. Conveyancing and TSB mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in St Asaph who previously acted has now retired. What should I do?

First contact HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a St Asaph conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in St Asaph - A selection of Queries before Purchasing

Are any of leasehold owners in arrears of their service charge payments? How much is the ground rent and service charge? Its a good idea to find out as much as you can about the company managing the block as they will either make your living at the property much easier or problematic. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to daily issues such as the cleanliness of the communal areas. Don't be shy to ask prospective neighbours if they are happy with them. Finally, find out the dates that you are obliged pay the service charge to the appropriate party and precisely what you get for your money.