Can the conveyancing lawyers listed on your site conduct conveyancing in Waltham Cross by way of an attended exchange?

We do have a number of conveyancing experts carrying out 24hr exchanges. Do e-mail us to obtain a conveyancing quote and details as to availability.

We had selected conveyancers locally in Waltham Cross on the Santander solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. This charge is not set by Santander but by your Waltham Cross property lawyer. Some firms on the Santander panel will charge an ‘acting for lender’ fee but many firms incorporate it on their overall fee.

We expect to receive a OIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Waltham Cross solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Waltham Cross solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

I have a mortgage with UBS for my property in Waltham Cross. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

Your original mortgage agreement with UBS will provide that you need their approval in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel lawyer.

How does conveyancing in Waltham Cross differ for new build properties?

Most buyers of new build property in Waltham Cross contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Waltham Cross typically acquire the land, 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 Waltham Cross or who has acted in the same development.

We're new to the buying process - had an offer accepted, but the estate agent told us that the seller will only proceed if we use the agent's recommended lawyers as they need a ‘quick sale’. We would rather use a high street solicitor who is accustomed to conveyancing in Waltham Cross

We suspect that the owner is not behind this demand. Should the owner require ‘a quick sale', turning down a serious buyer is likely to cause more damage than good. Speak to the owners direct and make sure they comprehend that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your preferred Waltham Cross conveyancing lawyers - not the ones that will earn their estate agent a introducer fee or hit his conveyancing figures pre-set by senior management.

I have been told by various family members that it may take 6-8 weeks for Waltham Cross conveyancing to complete.This was a month ago. The property information was only sent from the vendors conveyancing practitioner a few days ago so does the time start running now?

No definitive time frame exists for conveyancing in Waltham Cross. Conveyancing is subject to many variable. Waltham Cross conveyancing searches in and of themselves may take up to month to arrive.