My Conveyancer in Hereford is not on the Barclays Approved Panel. Is it possible for me to use my family solicitor even though they are not on the Barclays approved list?
The limited options open to you here include:
- Carry on with your existing Hereford lawyers but Barclays will need to use a lawyer on their list of acceptable firms. This will result in additional overall legal charges as well as result in frustration.
- Get an alternative practitioner to to deal with the purchase, not forgetting to check they are Barclays approved.
- Try to convince your Barclays solicitor to seek to join the Barclays panel
I am assisting my sister sell her house in Hereford. Does the solicitor order an EPC or do I organise this?
Following the abolition of HIPs, energy assessments was left as a mandatory element of moving house. An EPC must be to hand in advance of the property being marketed. This is not something that conveyancers normally organise. Where you are using a Hereford conveyancing lawyer they may help arrange EPC’s given their contacts with reputable Hereford accredited person
Can I be sure that the Hereford conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Hereford obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your conveyancing.
After what feels like an age I have had an offer on an apartment in Hereford agreed to, the owners do nevertheless have a dependent purchase. The vendors have offered on somewhere, however it’s not yet agreed to, and are looking at other properties booked. I have chosen a local conveyancing solicitor in Hereford. What should be my next step? When do I get the mortgage application with Yorkshire BS going?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Hereford conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Yorkshire BS conveyancing panel. Concerning the next phase this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. During a hot market many home buyers will apply for a home loan with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Hereford.
Various internet forums that I have visited warn that are a common reason for obstruction in Hereford conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Hereford.
I'm purchasing my first flat in Hereford benefiting from help to buy. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my solicitor about this side-deal as it will adversely affect my loan with Barnsley Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Hereford is where the house is located. Can you offer any guidance?
Flying freeholds in Hereford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hereford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hereford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have just had an offer accepted on a leasehold flat in Hereford and the mortgage adviser that we are using recommended his property lawyer. They quoted nine hundred pounds including VAT and disbursements. Does this sound expensive?
Don't just go on one quote. You should obtain like-for-like quotes for your conveyancing in Hereford. Then select one that you are comfortable with and just as important, is on the approved list of the bank that you are sourcing your mortgage from.