We are buying a flat and need a conveyancing solicitor in Hereford who is on the RBS solicitor panel. Could you point me in the right direction as regards a 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 RBS . We don't recommend any particular firms conducting conveyancing in Hereford.

Should my conveyancer be asking questions regarding flooding as part of the conveyancing in Hereford.

The risk of flooding is if increasing concern for lawyers dealing with homes in Hereford. There are those who purchase a house in Hereford, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Hereford. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine if the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the vendor, then a buyer may bring a legal claim for losses stemming from an misleading reply. A buyer’s lawyers will also order an enviro search. This will higlight whether there is a recorded flood risk. If so, further investigations will need to be carried out.

How straightforward is it to use the search app to get a quote from a conveyancing lawyer in Hereford on the approved list for my bank?

First pick a lender such as Nationwide Building Society, Leeds Building Society or Platform Home Loans Ltd then type in your preferred area e.g. Hereford. Conveyancing practices in Hereford and nationally will then be identified.

I am thinking of appointing a conveyancing solicitor in Hereford for my house move. Is it possible to review a solicitor's complaints history with the legal regulator?

You can review published Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.

Are there common defects that you encounter in leases for Hereford properties?

There is nothing unique about leasehold conveyancing in Hereford. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations

You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Virgin Money, and TSB all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to pull out.

Hereford Leasehold Conveyancing - Sample of Questions you should ask before buying

Can you tell me if there are any major works on the horizon that will increase the service fees? The best form of lease arrangement is where the freehold title is owned by the leaseholders. In this situation the leaseholders enjoy being in charge if their destiny and although a managing agent is frequently employed if it is larger than a house conversion, the managing agent retained by the leaseholders. Who takes responsibility for maintaining and repairing the building?