It has come to my attention via my IFA that my Bromyard the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be certain that this is indeed the case?

You need to call your Bromyard lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Bromyard?

There are many recorded licenced Conveyancers in Bromyard and Solicitor partnerships in Bromyard offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

My wife and I purchasing a 4 bedroom semi-detached house in Bromyard. The intention is to carry out an extension to the side at the property.Will the conveyancing process include enquiries to ascertain if these works were previously refused?

Your property lawyer should check the deeds as conveyancing in Bromyard can sometimes reveal restrictions in the title deeds which prohibit categories of works or require the permission of another owner. Certain additions call for local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

About to purchase house in Bromyard. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bromyard conveyancer is on the UBS conveyancing panel.

We are downsizing from our home in Bromyard and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Bromyard conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Bromyard. We have lived in Bromyard for three years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

How does conveyancing in Bromyard differ for new build properties?

Most buyers of new build property in Bromyard approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because builders in Bromyard typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bromyard or who has acted in the same development.

Having had my offer accepted I require leasehold conveyancing in Bromyard. Before I get started I would like to find out the number of years remaining on the lease.

If the lease is registered - and almost all are in Bromyard - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Bromyard Leasehold Conveyancing - Examples of Queries before buying

It is important to be aware if window replacement or some other significant cost is anticipated to be shared by the leasehold owners and could well dramatically increase the the maintenance fees or result in a specific payment. What is the name of the managing agents? Are any of leasehold owners in dispute over their service charge liability?