I am not well enough to travel far from Hereford. Please explain the reason why all Hereford property lawyers are not on all lender panels?

As inequitable as it may appear for banks to limit who can act for them, from the public’s or conveyancer’s point of view, the flip side is that banks are increasingly anxious and regard it imperative to protect them from illegal activities. As a result of this concern banks have consolidated their panel of approved conveyancing lawyers to a manageable size.

How does conveyancing in Hereford differ for new build properties?

Most buyers of new build or newly converted property in Hereford approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Hereford tend to acquire the site, 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 conveyancers 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 Hereford or who has acted in the same development.

I am looking for a ground for flat up to £305k and found one near me in Hereford I like with open areas and station nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Hereford suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

My husband and I are 3 weeks into a freehold purchase having been referred to solicitors by the selling agent to do our conveyancing in Hereford. I am am starting to be frustrated with the level of service. Can you help me find new conveyancers?

A solicitor would need to be really bad in order to consider diss instructing them. Has the mortgage offer been generated? In the event that it has you must advise them of the new contact details and get the loan are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid supplemental charges and complications. That should be your starting point. Our find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Hereford

My fiance and I are hoping to buy a three bedroom flatin Hereford with a home loan from a mortgage company. We would like to retain our conveyancer in Hereford but our bank says he's not on their "panel". Apparently we need to choose from the our lender panel firms or keep our Hereford solicitor and incur the extra costs for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our lender use our Hereford lawyer?

Unfortunately,no. The mortgage company mortgage issued is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels, including many conveyancing solicitors in Hereford : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your mortgage company.