We had appointed solicitors locally in Hereford on the Nationwide solicitor panel. They have just invoiced me a further fee for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. This charge is not set by Nationwide but by your Hereford conveyancer. Some firms on the Nationwide panel will levy an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Hereford conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Hereford. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Hereford? or I am told that there is an ancient law that means some house owners living in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this appropriate for conveyancing in Hereford?
Unless a prior purchase of the premises took place after 12 October 2013 you could take it that solicitors handling conveyancing in Hereford to continue to propose a a chancel search and or chancel repair liability insurance.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Hereford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Hereford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hereford you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hereford may decide 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.
My business partner and I are intending to lease a unit on the high street. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Hereford for below 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Hereford, including the disposal and purchase of businesses as well as simply property. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. Regarding the costs these will vary based on the structure and nuances of the deal. Please provide us with your details or call us so that we may provide you with a detailed commercial conveyancing calculation.
As co-executor for the will of my grandmother I am selling a residence in Neath but reside in Hereford. My lawyer (who is 300 kilometers from mehas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Hereford who can attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Hereford
I have just started marketing my garden flat in Hereford.Conveyancing has not commenced however I have recently had a quarterly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as you normally would given that all rents and service charges should be allottedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially