I need some fast conveyancing in Herefordshire as I am under an ultimatum to sign on the dotted line in less than one month. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are are a cash buyer you have the choice not to do searches although no law firm would recommend that you don't. With plenty of history conveyancing in Herefordshire the following are instances of what can crop up and therefore impact market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I'm purchasing a new build house in Herefordshire with the aid of help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my lawyer about this deal as it may affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the advice of my in-laws I had a survey completed on a property in Herefordshire before appointing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend not give a mortgage on such a premises.

It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed 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 Yorkshire Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Herefordshire who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Herefordshire conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a 2 bed flat in Herefordshire, conveyancing formalities finalised in 2001. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Herefordshire with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2105

With just 80 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously 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.

I purchased a flat in Herefordshire last 23/4/2024 and to date it is still not registered with HMLR. It was part of a development site and my conveyancer told me that it may take twelve months to register. I have contacted HMLR directly and they say that the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?

Call your conveyancing practitioner - if you are not getting sensible responses, find out about their internal complaints procedure and escalate your concerns to a Partner. Registrations for Herefordshire conveyancing are not known to be significantly delayed.