Are you able to suggest a Bank of Scotland sanctioned Hereford conveyancing solicitor who can have us moved in within two weeks? Would it be better to use a high street Hereford conveyancer or a national comparison site?
We would be happy to suggest some excellent Hereford conveyancing firms. You can also walk up the main road in Hereford. Visit some well established law practices and ask to see a conveyancing solicitor for a fee estimate. Mention your deadline together with the reasons and get an assurance on your deadline. Select the one that you are most comfortable with.
We have agreed to purchase a house in Hereford. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Lloyds your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not meet these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Hereford.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Hereford property lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Hereford. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A few days later, the solicitor contacted me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What can a local search reveal about the property I am purchasing in Hereford?
Hereford conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search is essential in every Hereford conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
It has been 4 months since my purchase conveyancing in Hereford concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Given that I am about to part with £400,000 on a garden flat in Hereford I would like to talk to a lawyer about myhome move prior to instructing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your property ownership legalities in Hereford.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Hereford should be the figure that you are charged.
I am tempted by the attractive purchase price for a two apartments in Hereford both have approximately 50 years remaining on the leases. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Hereford. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease shortens the value of the lease decreases and results in it becoming more expensive to extend the lease. This is why it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We advise that you get professional help from a conveyancer and surveyor with experience in this area.
I am the registered owner of a ground floor flat in Hereford, conveyancing was carried out in 1995. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Hereford with over 90 years remaining are worth £192,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2080
With just 54 years remaining on your lease the likely cost is going to be between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.