Am I correct in assuming that the fact that my conveyancer in Herefordshire is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Herefordshire conveyancing firm and enquire why they are no longer on the approved list for your lender.
Just bought a terraced house in Herefordshire , What is the estimated time for the Land Registry to record the transfer to my name? My Herefordshire conveyancing solicitor has been very slow, so I want to be sure the post completion formalities are dealt with.
There is nothing unique about conveyancing in Herefordshire registration formalities. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. Currently roughly 80% of such applications are completed within two weeks but occasionally there can be protracted hold-ups. Historically registration is effected once the purchaser has moved in to the property so post completion formalities is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.
Is it possible to swap conveyancer as I need to appoint one who is on the HSBC Bank conveyancing list. I was using a local conveyancing solicitor in Herefordshire round the corner but he is not accepted by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Herefordshire on the HSBC Bank panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Herefordshire. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Herefordshire.
My husband and I are new to the buying process - had an offer accepted, yet the agent has warned us that the vendor will only proceed if we instruct their preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Herefordshire
It is improbable the sellers are driving this. If they desire ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Herefordshire conveyancing lawyers - as opposed tothe ones that will provide their negotiator at the agency a referral fee or meet his conveyancing targets demanded by senior management.
I've recently bought a leasehold flat in Herefordshire. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Herefordshire Leasehold Conveyancing - A selection of Queries before Purchasing
-
Many Herefordshire leasehold apartments will incur a service charge for maintenance of the building set on behalf of the freeholder. If you buy the flat you will have to meet this amount, usually in instalments during the year. This can be anything from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge to be met yearly, ordinarily this is not a exorbitant sum, say approximately £25-£75 but you need to enquire it because sometimes it could be many hundreds of pounds. Generally speaking the cost for major works tend not to be wrapped into the maintenance charges, albeit that a few managing agents in Herefordshire ask leasehold owners to contribute towards a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance. Does the lease include onerous restrictions?
After what seems like an age a mortgage agreement from a lender for the refinancing of my 2 bedroom flat is due within the next few days. Can you suggest an efficient remortgage conveyancing law firm in Herefordshire ?
This site is not designed to help in pursuit of the cheapest conveyancing in Herefordshire. Our intention is to offer cost effective conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers offering low cost conveyancing in Herefordshire.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in additional fee and still not get the service required.