Secured Loans in Wrexham

Renovation and modernisation of older housing stock — rewiring, heating, roofing, damp and insulation work on terraced and rural property that has been held a long time and needs capital spending in one go rather than in stages.

Consolidating unsecured borrowing into a single secured monthly payment. It generally lowers the monthly figure, but it moves that debt onto your home and usually over a longer term, so total cost can rise. Both numbers get put in front of you.

Raising capital against a property with land or outbuildings — conversion projects, agricultural or small-business purposes, or funding a deposit elsewhere. Purposes of that kind can affect whether the borrowing is regulated or unregulated, so tell us at the start rather than at application.

Property tax in Wales is devolved. Since April 2018, purchases in Wales have been subject to Land Transaction Tax (LTT), administered by the Welsh Revenue Authority, rather than English Stamp Duty Land Tax. The thresholds are genuinely different, and national comparison sites quote the English ones by default.

The Welsh nil-rate threshold for a main residence currently starts at £225,000 — higher than England's — but there is no separate first-time buyer relief in Wales, because the Welsh Government raised the main threshold instead. If you already own an additional property, the higher residential rates apply from the first pound rather than from a threshold.

This matters for secured lending in two ways. First, if you are weighing a secured loan against moving house, the LTT bill on a new purchase is a real cost of moving that a second charge avoids entirely. Second, if you are raising a deposit for a second property or a buy-to-let, the higher LTT rates change how much you actually need to borrow — work that out before you fix a loan amount.

Help to Buy – Wales is no longer open to new applications, but a large number of Welsh homeowners still have an outstanding shared equity loan from it. That loan is secured against your home as a charge in its own right, and it changes the shape of a secured loan application.

In practice it means a new secured loan usually ranks behind both your mortgage and the Welsh Government's equity charge, and the equity loan has to be treated as a claim on your property's value when the loan-to-value is worked out. Some lenders on our panel are comfortable with this and some are not — knowing it up front avoids a wasted application.

It also affects the numbers if you are considering repaying the equity loan itself with a secured loan. Because the amount owed is a percentage of the current value rather than a fixed sum, it moves with the market, so the figure needs confirming with Help to Buy Wales before you fix a loan amount.

Council tax in Wales runs on nine bands, A to I, based on 2003 property values — England still uses eight bands based on 1991 values. Where an affordability assessment has been built around English banding, a Welsh applicant's committed outgoings can be read incorrectly. It is worth checking the figure a lender has used.

Conveyancing searches also differ. Large parts of South Wales and North East Wales sit over former coal workings, so a Coal Authority mining report is a routine part of the legal work and can occasionally flag something a valuer wants addressed. Welsh Water and local authority searches follow Welsh procedures rather than English ones.

You also have the right to deal with us in Welsh. Correspondence, calls and explanation of the paperwork can all be handled bilingually — lender documentation itself is generally issued in English, and we will talk you through it in whichever language you prefer.