We opted for a Denbighshire based solicitor for our conveyancing in Denbighshire recently. Upon checking the Terms I seewe are on the hook for charges even where the conveyance does not complete. Would I be best advised to choose an internet conveyancing company who offer no completion no cost conveyancing in Denbighshire?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to neutralise the transactions that do not proceed. Please beware that such arrangements rarely cover disbursements e.g. Denbighshire conveyancing search fees.

What does a local search inform me concerning the property we're purchasing in Denbighshire?

Denbighshire conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example PSG The local search plays a central part in many a Denbighshire conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I am purchasing a new build house in Denbighshire benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my lawyer about this extras as it may adversely affect my loan with Halifax. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are new to the buying process - agreed a price, but the property agent has warned us that the owners will only issue a contract if we appoint their chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is familiar with conveyancing in Denbighshire

We suspect that the owner is unaware of this demand. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Denbighshire conveyancing solicitors - as opposed tothose that will provide their negotiator at the agency a introducer fee or hit his conveyancing thresholds set by senior management.

I’m about to sell my 2 bed flat in Denbighshire. Conveyancing has not commenced, however I have recently received a quarterly service charge invoice – what should I do?

The sensible thing to do is clear the maintenance contribution as you normally would as all rents and maintenance payments will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Denbighshire Leasehold Conveyancing - A selection of Queries Prior to buying

How much is the ground rent and service charge? Please tell me if there are any major works in the near future that will likely add a premium to the service costs?