My lender has recommended a law firm on their panel based in Herefordshire but I would rather use a conveyancing lawyer in Herefordshire or nearer to where I live. Are you able to help?

It is by no means the case that all Herefordshire conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to find a Herefordshire conveyancing conveyancer on the on the lender panel.

I have decided to exercise my right to buy my property in Herefordshire off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I am selling my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being difficult. The Herefordshire solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a maisonette in Herefordshire. 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 Principality 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 Principality conveyancing panel.

My wife and I own a terraced Victorian property in Herefordshire. Conveyancing lawyer acted for me and Skipton Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the matching address. Is it worth asking Skipton Building Society to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Herefordshire and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who carried out the work.

I need to instruct a conveyancing solicitor in Herefordshire for my home move. Can I check a solicitor's complaints history with the legal regulator?

One can read published Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 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 SRA sometimes recorded telephone calls for training purposes.

Are there common problems that you encounter in leases for Herefordshire properties?

Leasehold conveyancing in Herefordshire is not unique. All leases are unique and legal mistakes in the legal wording can result in certain sections are not included. The following missing provisions could result in a defective lease:

A duty to insure the building

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Leeds Building Society, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to withdraw.

Herefordshire Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

What restrictions exist in the Herefordshire Lease? How much is the ground rent and service charge? You should be aware if it is less than eighty years it will affect the salability of the apartment. Check with your bank that they are willing to lend given the lease term. A short lease means that you will most likely require a lease extension at some point and it is worth discovering how much this will be. Remember, in most cases you will be required to have owned the property for a couple of years in order to be entitled to exercise a lease extension.