"Whether you are buying or selling, awareness of local considerations will positively impact the likelihood of a successful sale or purchase. Associations with local authorities and other sources of detailed Denbighshire issues are maintained by our Solicitors to streamline the Conveyancing process. They are also highly familiar with areas needing special consideration across Denbighshire.

We have assisted home movers throughout Denbighshire, including Conveyancing in LL15, LL17, LL18, LL19, LL20, LL21."

Local issues considered by Denbighshire Conveyancing Solicitors:

Local Council Tax Rates and Bandings

When you are purchasing a property, your conveyancing solicitor will make enquires on your behalf to establish the council tax banding of the home. Denbighshire Council is responsible for council tax in Denbighshire. The bandings for 2012/13 are* -

• Band A - £870.54
• Band B - £1015.63
• Band C - £1160.72
• Band D - £1305.81
• Band E - £1595.99
• Band F - £1886.17
• Band G - £2176.35
• Band H - £2611.62

*Source - www.communities.gov.uk

My solicitor is not on my Lender's panel - what do I do?

Lenders once permitted any solicitors' firm to join their panel. These panels were established so that firms could join and thereby perform legal work on mortgages on behalf of lenders. Increasingly however, lenders have lowered the number of firms which they will accept and allow to perform this work. If your lender does not accept your chosen solicitor, you must make a decision as to how to proceed; you can either select a different lender or solicitor. It is possible to continue with your original choices, but your lender will expect you to pay for the legal costs relating to the mortgage. Bear in mind that it is usually more efficient and less expensive for the same firm act for you and your lender. Issues to consider if you intend to swap to a firm on the panel:

• The second firm may have a different fee structure, or higher fees
• Work which the first solicitor has completed already may need to be paid for regardless of your decision.
• Your new conveyancing solicitor may have weaker local knowledge.

Disadvantaged Areas in Denbighshire

Stamp duty relief may be available in nearly 2,000 'disadvantaged areas' nationwide, using local government wards to delineate boundaries. Disadvantaged areas may not precisely match postcode areas, so a postcode search will be insufficient to ensure relief may be available. Note that normal rates of duty apply sales above £150,000. By making a straightforward search by postcode, you can usually determine if a property purchase below £150,000 will benefit, however. Call for more information regarding Denbighshire disadvantaged areas, and to determine if your purchase is affected.