I am five weeks into the sale of my apartment in Welwyn Garden City and the estate agent has just called to warn that the buyers are changing their conveyancer. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only work with specific law firms rather the firm that they want to select for their conveyancing in Welwyn Garden City ?
Lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
I purchased a freehold residence in Welwyn Garden City but still charged rent, why is this and what is this?
It is rare for properties in Welwyn Garden City and has limited impact for conveyancing in Welwyn Garden City but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
When it comes to mortgage companies such as Leeds Building Society, do Welwyn Garden City property lawyers have to pay a fee to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
How can we tell if a Welwyn Garden City conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Welwyn Garden City getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Welwyn Garden City property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I am downsizing from my home. My previous solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Welwyn Garden City if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Welwyn Garden City. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
Back In 2002, I bought a leasehold house in Welwyn Garden City. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Welwyn Garden City who acted for me is not around. What should I do?
First make enquiries of HMLR to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Welwyn Garden City conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a 1 bedroom flat in Welwyn Garden City, conveyancing having been completed 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? Equivalent properties in Welwyn Garden City with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2094
With 68 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
Been searching for a conveyancer for freehold sale conveyancing in Welwyn Garden City. I'm selling, simple no mortgage to pay off, no rush, no onward chain. Received an estimate from a conveyancer for £1000 plus VAT which is a tad steep considering its so straightforward. Can I pay less for conveyancing in Welwyn Garden City?
Given that it’s a sale only, £425 + VAT would be about the lowest for sale conveyancing in Welwyn Garden City.