Completed the sale of my flat in Herefordshire last July but our buyer keeps whats apping every few hours to say her lawyer is waiting to hear from mine. What should have happened now that I have sold?
Post completion of your disposal your conveyancer is duty bound to forward the transfer documentation and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer must also send confirmation that the mortgage has been repaid to the buyers conveyancers. There are no post completion procedures specific conveyancing in Herefordshire.
Should commercial conveyancing searches reveal planned roadworks that could impact a commercial premises in Herefordshire?
Its becoming the norm that commercial conveyancing solicitors in Herefordshire will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Herefordshire. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Herefordshire.
For every commercial conveyancing transaction in Herefordshire it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Herefordshire commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Herefordshire.
The deeds to our house can not be found. The conveyancers who handled the conveyancing in Herefordshire 10 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the information relating to your proprietorship will be held by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, identify your house and get current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
How can the Landlord & Tenant Act 1954 impact my commercial property in Herefordshire and how can you help?
The 1954 Act gives security of tenure to commercial lessees, giving them the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Herefordshire
Harry (my fiance) and I may need to rent out our Herefordshire ground floor flat for a while due to taking a sabbatical. We instructed a Herefordshire conveyancing practice in 2001 but they have closed and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Herefordshire do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Herefordshire Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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It is important to be aware if a new roof is being installed or some other major work is coming up that will be shared amongst the tenants and could well dramatically increase the the service fees or result in a one off payment. Are any of leasehold owners in arrears of their service charge liability? On the whole the outlay for major works are not incorporated into the service charges, although some managing agents in Herefordshire ask tenants to pay into a sinking fund created for the specific intention of building a fund for major repairs or maintenance.
I have noted on numerous consumer advice websites that when selecting a conveyancing solicitors they need approved by your mortgage company. I am new to the process but I have an AIP with Virgin Money and I already have a local conveyancing solicitor in Herefordshire on standby. Can Nat West Bank need an approved lawyer to be used? Does a list of panel firms even exist for my conveyancing in Herefordshire?
You should use a solicitor that is on the Nat West Bank panel. Simply ring your chosen Herefordshire conveyancing lawyer and ask if they are on the Nat West Bank panel. If they are not approved you have numerous choices available to you here:
- Complete the deal with your existing Herefordshire property lawyer but Nat West Bank will no doubt use a conveyancing practitioner from their approved panel. The net impact is additional charges together with potential delay.
- Appoint a fresh lawyer to conduct the conveyancing, obviously checking they are on the Nat West Bank conveyancing panel.
- Appeal to your lawyer to attempt to join the bank panel.