We are planning to purchase a 2 bedroom apartment in Hereford with a mortgage. We would like to retain our Hereford solicitor, however the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Hereford lawyer as well as pay for one of their panel firms to act for them. This feels very unfair; can we not demand that the mortgage company use our Hereford lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hereford conveyancing solicitor to apply to be on the conveyancing panel.
Please could you recommend a Barclays Direct allowed Hereford conveyancing practice who can have us moved in within under 3 weeks? Would it be better to use a local Hereford conveyancer or a web based comparison site?
We can recommend some very good Hereford conveyancing firms. Another option is to visit the main road in Hereford. Go in to two or three firms and request to speak with a conveyancing solicitor for a fee estimate. Explain your requirements together with the reasons and get an assurance on your deadline. Choose the lawyer that appears most efficient.
I am due to move property in March. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Hereford. Conveyancing solicitor was organised prior to coming across this page.
On the day of completion you can collect the keys from the selling agent but this can only occur when the vendors solicitors advise the agent that the monies to complete are in and the keys can be passed over. You can inform the removal company that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you locate a conveyancing in Hereford or a legal practice with expertise in conveyancing in Hereford.
The formalities of my remortgage has taken place for my property in Hereford. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Planning on purchasing a apartment in Hereford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hereford solicitor is on the Coventry BS conveyancing panel.
I have todaydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Hereford for a purchase of a leasehold apartment 18 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can make 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 Hereford conveyancing specialists.
Am I best advised to appoint a Hereford conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can perform the legal formalities but they are based approximately 350miles drive away.
The benefit of a high street Hereford conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Hereford know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and they were impressed that must outweigh using an unfamiliar Hereford conveyancing solicitor just because they are round the corner.
I am tempted by the attractive purchase price for a two maisonettes in Hereford which have approximately fifty years left on the lease term. Will this present a problem?
There are plenty of short leases in Hereford. The lease is a right to use the premises for a period of time. As the lease shortens the value of the lease deteriorates and it becomes more expensive to acquire a lease extension. This is why it is advisable to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a difficult process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this arena.
Leasehold Conveyancing in Hereford - Sample of Questions you should ask Prior to Purchasing
-
Is anyone aware of any major works in the near future that could add a premium to the service costs? What is the the remaining lease term?