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Find a Herefordshire Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Herefordshire? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Herefordshire transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Herefordshire conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Herefordshire

I had intended to instruct a property lawyer in Herefordshire for our home move. Our broker informed us that our mortgage company Barclays won't deal with them. Surely this is unfair competition?

Lenders in the main restrict either the type or the number of conveyancing practices on their panel. A common example of such criteria being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, some have decided to limit the number of firms they allow to represent them. You should note that Barclays have no responsibility for the quality of advice provided by any member of Barclays Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are differing opinions regarding the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Herefordshire only perform very few conveyances per annum.

We are selling our home in Herefordshire and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Herefordshire. Having lived in Herefordshire for many years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of 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 sickness)

I have recentlybeen informed that Action Conveyancing have closed. They carried out my conveyancing in Herefordshire for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?

The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Herefordshire conveyancing specialists.

Due to the advice of my in-laws I had a survey completed on a property in Herefordshire before instructing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may refuse to issue a mortgage on this type of house.

It depends who your proposed lender is. HSBC has different instructions from Halifax. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Herefordshire. Conveyancing may be slightly more expensive based on your lender's requirements.

My wife and I purchased a leasehold house in Herefordshire. Conveyancing and Godiva Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Herefordshire who previously acted has long since retired. Any advice?

First make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Herefordshire conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a studio flat in Herefordshire, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Herefordshire with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2077

With only 53 years left to run we estimate the premium for your lease extension to be between £27,600 and £31,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

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Herefordshire
Ross On Wye

Find out more about how flying freehold can affect your the value of a property.