"Welwyn Garden City - It's not just what you know, it's who you know. Our Solicitors' maintain a network of Welwyn Garden City contacts. Issues frequently arising in the region are also taken into consideration, thanks to this local expertise.

We have assisted home movers throughout Welwyn Garden City, including Conveyancing in AL7, AL8."

Local issues considered by Welwyn Garden City Conveyancing Solicitors:

Issues to consider when your lawyer is not on your Lender's panel

Many lenders, and particularly nationwide banks, were once willing to instruct any solicitors who requested to be added to their panel. More recently, lenders have begun to remove firms which have either not completed many conveyancing transactions or have failed to meet other criteria. 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. Consider these points if you choose to change firms:

• Additional fees may be charged by the new firm which your original lawyers considered to be inclusive.
• Your second choice of firm may have less local knowledge, or be harder to meet in person.

Looking for a mortgage lender with a branch in Welwyn Garden City, Hertfordshire, try:

• NatWest Bank plc, 13, Stonehills, AL8 6ND - Tel: 0845 6002803
• Halifax, 42, Howardsgate, AL8 6BW - Tel: 01707 345903
• Santander, 60, Howardsgate, AL8 6BP - Tel: 0845 7654321
• Lloyds TSB Bank plc, 49, Howardsgate, AL8 6BA - Tel: 0845 3000000
• Barclays Bank plc, 12-12A, Howards Centre, AL8 6HA - Tel: 0845 7555555

Disadvantaged Areas in Welwyn Garden City

Around 2,000 wards nationwide are eligible for stamp duty relief. These are based on electoral divisions and local government wards. These disadvantaged areas do not always coincide with postcode districts, so the postcode search tool cannot always be relied on. If an online search cannot determine whether a Welwyn Garden City home is located in a disadvantaged area, clarification should be sought from the local council. A postcode search is worth undertaking to determine whether a residence under the £150k threshold is in a Disadvantaged area. 'Mixed use' property, including a shop with an apartment above, may also receive stamp duty relief.

The impact of Tree Preservation Orders

In cases where houses have been built on land subject to an existing tree preservation order (TPO), it will be necessary to obtain a copy of this TPO from the council to check the plan. This is necessary to confirm whether this existing TPO directly affects the newer property. The existence of any planning conditions, originally imposed on the developers of a Welwyn Garden City property, will be revealed in a local search. It is a breach of planning control to remove any trees the original developer was obliged to plant, but a TPO may or may not also be in effect.