Is the fact that my conveyancer in Herefordshire is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Herefordshire conveyancing firm and enquire why they are no longer on the approved list for your lender.
We are planning to acquire a property and require a conveyancing solicitor in Herefordshire who is on the Santander conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Herefordshire.
About to place an offer on a leasehold flat in Herefordshire. The property agents advise that it is usual for flats in Herefordshire to have less than 75 years left on the lease. I am expecting a mortgage with Accord Mortgages. Will the property be mortgageable given that the lease has Seventy One years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 22/4/2025 the requirements read as follows :
We are purchasing a house and the conveyancer has referenced Chancel Repair to which the house may be liable because it falls into the area of such a church. He has recommended insurance. Is this strictly necessary for conveyancing in Herefordshire
Unless a previous purchase of the house completed post 12 October 2013 you can take it that conveyancing practitioners conducting conveyancing in Herefordshire to continue to advocate a chancel search and or insurance against a claim.
My father has recommend that I use his conveyancers in Herefordshire. Should I choose my own conveyancer?
There are no two ways about it the best way to choose a conveyancing lawyer is to have referrals from friends or family who have experience in using the conveyancer you're are thinking of instructing.
When it comes to my conveyancing in Herefordshire should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Herefordshire conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.