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Conveyancing in Denbighshire Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/10/17

Relevant local Denbighshire services information -

Denbighshire's nearest station is Penyffordd at 12 miles. The nearest airport to Denbighshire is Howarden Airport (15 miles). Liverpool John Lennon Airport is 25 miles and away.

Ruthin Community is the most convenient hospital for Denbighshire.

Q.

Please confirm the cheapest fee for a £571,000 residence? I am trying to find low cost conveyancing.

A.

Numerous conveyancers claim to offer so-called 'the cheapest conveyancing'. However extra costs can pad the final invoice.

Q.

We plan to buy a home in Llangwyfan. Should we get a chancel search?

A.

Your conveyancing lawyer may suggest that a chancel search is ordered, whichever parish in which the house being purchased is found. In older areas of Denbighshire, chancel repair has the potential to be imposed on new owners of a house where church councils have previously chosen not to do so, so it can be difficult to use this as a guide.

Q.

Can I get out of paying SDLT?

A.

Homeward Legal firmly advise against any form of stamp duty reduction scheme, as such schemes are highly expensive and , if a scheme is challenged, you can be fined up to 100% of the amount owed, in additional to the tax itself.

Q.

Is contaminated land a problem in Denbighshire?

A.

Land in Denbighshire would be contaminated by a range of human activities. Contaminants like hazardous substances in the ground will be considered as part of the environmental searches.

Q.

How much is the council tax on a Forties semi-detached house in Denbighshire?

A.

Frequently the conveyancer's title report will give detail the appropriate Denbighshire council tax band. Correct rates for properties in Denbighshire are listed online at the Denbighshire council site. At the time of writing (27/11/2012) band rates are:

  • Band A - £870.54
  • Band B - £1,015.63
  • Band C - £1,160.72
  • Band D - £1,305.81
  • Band E - £1,595.99
  • Band F - £1,886.17
  • Band G - £2,176.35
  • Band H - £2,611.62

Q.

Are Homeward Legal able to move quickly on the legal conveyancing of residential property auction properties in Denbighshire?

A.

The legal team deal with auctions throughout the UK and regularly carry out work for buyers and sellers at auction. It is highly recommended buyers at auction to formally instruct a lawyer as quickly as they can for a title report of the legal documents well before the date of the auction.

Immediately following the auction your solicitor is completely geared up to rapidly concluding the conveyancing within the reduced time frame as required .

Q.

Alliance and Leicester is our mortgage lender, what do I need to know?

A.

Buyers should be aware that some lenders are now reducing the size of their 'solicitor panel'. This can mean increased conveyancing costs for buyers. Homeward Legal can act on behalf of all major mortgage lenders.

Q.

The vendor looks to have added doors in Denbighshire which may overstep local conservation area guidelines

A.

A conveyancing solicitor will always find out whether the property is within a designated conservation area, and if so, whether any alterations have the essential consent from the local authority. In the absence of any consents, your solicitor will inform you of all options, which include requesting from Denbighshire planning authority or getting covered by an indemnity policy.