Finally the sale completed on my house in Herefordshire last October yet the purchaser is telephoning every few hours to moan that his conveyancer is waiting to hear from mine. What should my lawyer have done following completion?

Post completion of your house sale your conveyancer should deliver the transfer documentation and all additional paperwork to the buyer’s solicitors. If applicable, your lawyer should also confirm that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Herefordshire.

I am expecting a AIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Herefordshire solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Herefordshire solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

My fiancee and I are in the throws of looking at houses in Herefordshire and I am about to put in an offer. Is it advisable to have my lawyer on ‘stand by’? I will be getting a mortgage with Principality.

It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are seeking a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.

About to purchase maisonette in Herefordshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Herefordshire conveyancer is on the Bank of Ireland conveyancing panel.

I am buying a new build apartment in Herefordshire. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Herefordshire

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

We expect to complete the sale of our £450,000 garden flat in Herefordshire in nine days. The management company has quoted £420 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Herefordshire?

Herefordshire conveyancing on leasehold flats normally necessitates administration charges invoiced by managing agents :

Completing pre-contract questions Where consent is required before sale in Herefordshire Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Herefordshire leasehold property is £350. For Herefordshire conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

Leasehold Conveyancing in Herefordshire - Sample of Questions you should consider Prior to Purchasing

How much is the ground rent and service charge? It would be a good idea to discover if the the lease includes any unreasonable restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in Herefordshire. If you love the flatin Herefordshire however your cat is not allowed to live with you then you will be presented with a hard choice. Is there a share of the freehold?

I am are looking to find a responsive conveyancing lawyer in Herefordshire to help me sell my home. I I am fearful of by bill escalating out of control but with lots of Herefordshire conveyancing firms to pick from...who do I opt for?

To get quotes for your move via conveyancing firms that provide services in Herefordshire please use our quote tool.