We are getting a further advance on our mortgage from UBS as we want to carry out improvements to our house in Welwyn Garden City. Do we need to appoint a local Welwyn Garden City solicitor on the UBS conveyancing panel to handle the paperwork?
UBS do not ordinarily instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
Completion of my purchase has taken place for my property in Welwyn Garden City. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Planning on purchasing a flat in Welwyn Garden City. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Welwyn Garden City lawyer is on the Bank of Ireland conveyancing panel.
I have justfound out that Wolstenholmes have closed. They carried out my conveyancing in Welwyn Garden City for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Welwyn Garden City conveyancing specialists.
How does conveyancing in Welwyn Garden City differ for new build properties?
Most buyers of new build or newly converted property in Welwyn Garden City approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Welwyn Garden City typically acquire the site, 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 used to new build conveyancing in Welwyn Garden City or who has acted in the same development.
Over the last few months I have been searching for a flat up to £305k and identified one round the corner in Welwyn Garden City I like with amenity areas and transport links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Welwyn Garden City for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan that many years will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
I'm converting the mortgage on my existing property to a BTL mortgage with The Mortgage Works and intend to use the remaining equity as a down payment on a second house. The area we are looking at is Welwyn Garden City. Will your conveyancers be able to act for both sets of banks and tie in the transactions?
Make use of our search tool on this page to ensure that the lawyers are approved by both mortgage companies. Assuming that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and make apparent your desired outcome and needs.
What is the difference between surveying and conveyancing in Welwyn Garden City?
Conveyancing - in Welwyn Garden City or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the vendor to fix the defects prior to you move in.