The Welwyn Garden City conveyancing firm handling our Welwyn Garden City conveyancing has identified an inconsistency when comparing the assumptions in the home valuation report and what is revealed within the title deeds. My solicitor has advised that he is obliged to check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I have recentlybeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Welwyn Garden City for a purchase of a leasehold flat 12 months ago. How can I check that my home is registered correctly in the name of the former proprietor?

The easiest way to see if the property is in your name, you can carry out 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.

What makes your site different to alternative online quote calculators when it comes to conveyancing in Welwyn Garden City?

At this site receive a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Welwyn Garden City. As opposed to estate agents and many comparison sites we do not charge firms a commission if you select them for your conveyancing in Welwyn Garden City

Do you have any advice for leasehold conveyancing in Welwyn Garden City with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Welwyn Garden City can be reduced if you instruct lawyers the minute you market your property and ask them to collate the leasehold information needed by the purchasers’ conveyancers.
If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you installed wooden flooring? Welwyn Garden City leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence issued by the Landlord consenting to such changes. If you dont have the paperwork to hand you should not communicate with the landlord without checking with your conveyancer before hand. If you are supposed to have a share in the freehold, you should ensure that you hold the original share document. Arranging a replacement share certificate is often a time consuming process and slows down many a Welwyn Garden City home move. If a new share certificate is needed, do contact the company director and secretary or managing agents (where applicable) for this as soon as possible. The majority of freeholders or managing agents in Welwyn Garden City levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Welwyn Garden City. A minority of Welwyn Garden City leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.

I bought a garden flat in Welwyn Garden City, conveyancing having been completed 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Welwyn Garden City with a long lease are worth £185,000. The ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2086

With only 61 years remaining on your lease we estimate the premium for your lease extension to be between £18,100 and £20,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

Should local authority consent be required to convert a house into two appartments in Welwyn Garden City? This has taken place to a house opposite to my home in Welwyn Garden City and was not aware of it happening until the works were complete.

Planning Permission yes. Building Regulations yes.