My Hereford conveyancer has identified an inconsistency between the assumptions in the home valuation report and what is revealed within the conveyancing documents. My lawyer informs me that he needs to check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
As someone not used to conveyancing in Hereford what is the number one tip you can give me concerning the home moving process in Hereford
You may not hear this from too many lawyers but conveyancing in Hereford and elsewhere in Herefordshire is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the home moving process. E.g., the seller, selling agent and sometimes a mortgage company. Choosing a lawyer for your conveyancing in Hereford an important selection as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to look after your legal interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you must always trust your solicitor above all other players when it comes to the legal transfer of property.
4 months have gone by since my purchase conveyancing in Hereford concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Hereford I like with open areas and station nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Hereford suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan that many years will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
My father-in-law has recommend that I instruct his conveyancing solicitors in Hereford. Should I use them?
No doubt the best way to choose a conveyancing solicitor is to seek guidance from friends or family who have actually previously instructed the solicitor that you are contemplating using.
I have read on a number of online forums that when selecting a conveyancing solicitors they must be approved by your lender. It happens to be my first home move but I have an offer in principle via HSBC and I already have a local conveyancing solicitor in Hereford in place. Will Birmingham Midhshires need an approved lawyer to be instructed? Does a directory of panel conveyancers even exist so I can appoint a conveyancing lawyer in Hereford?
You need to use a solicitor that is on the Birmingham Midhshires panel. Simply call your chosen Hereford conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have a number of choices open to you here:
- Carry on with your existing Hereford conveyancing practitioner but Birmingham Midhshires will undoubtedly use a conveyancer from their approved list. This will result in additional charges and likely delay.
- Appoint a fresh lawyer to conduct the conveyancing, obviously checking they are on the Birmingham Midhshires conveyancing panel.
- Appeal to your conveyancer to seek to join the bank panel.