I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Herefordshire. 95% of the properties are already occupied. Do I need carry out the local searches as part of conveyancing in Herefordshire?
You are putting yourself at risk in refusing to carrying out Herefordshire conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that you have them. Where time pressures and cost are primary concerns you should discuss with your solicitor about the viability of search insurance
We note that you have a search directory listing firms on the Bank of Ireland conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Herefordshire?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Herefordshire.
Does a directory service exist listing Lloyds panel solicitors in Herefordshire on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings available online. Where you are seeking to appoint a Herefordshire conveyancing practitioner on the Lloyds please use our facility.
Completion of my remortgage has taken place for my property in Herefordshire. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Herefordshire building society branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Herefordshire conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the solicitor is on the mortgage company panel, they must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Stirling Law a few years past for my conveyancing in Herefordshire. Now, I need my files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Herefordshire of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We're first time buyers - had an offer accepted, but the property agent informed us that the owners will only move forward if we use the agent's chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Herefordshire
We suspect that the owner is not behind this ultimatum. Should the owner desire ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Herefordshire conveyancing firm - rather thanthose that will earn the estate agent a referral fee or hit his conveyancing targets pre-set by corporate headquarters.
We are midway through purchasing a house in Herefordshire. Conveyancing solicitor has told us the title is "Leasehold". Should this impact the salability of the property?
Herefordshire conveyancing does not usually involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If there are hundred of years years remaining with a nominal rent, it's almost the same as freehold, so it’s unlikely to impact the marketability too much.
At the other end of the spectrum, if it's, say, Sixty years it is bound to have a significant effect on the value, and most likely wouldn't be acceptable to the bank. The length of lease and ground rent will be stated in the lease to be supplied to your conveyancer.