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Conveyancing in Hereford Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/10/17

Transport and public service information if you’re buying or selling residential property in Hereford -

By road: Hereford is served by the A49, A438 and A465. By rail: The nearest train station is Hereford. By air: Hereford is closest to Gloucestershire Airport (42 miles).

Hospital: Hereford County, Stonebow Road, Hereford, HR1 2ER. Council: Herefordshire (www.herefordshire.gov.uk).

Attractions: Berrington Hall, Hereford Museum and Art Gallery, The Old House, Mappa Mundi and Chained Library Museum, Hereford Cathedral, and Hereford Cider Museum.

Q.

What is the explanation for why conveyancing work in Hereford takes so long?

The conveyancing process could be held up by numerous, often unpredictable issues. At Homeward Legal, we aim to reduce their consequences by pushing all parties involved. Reasons for delay can include the length of time it takes for the managing agent or landlord to respond to queries, or establishing title ownership on a leasehold property. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699. All our quotes are backed up with a ‘No Move, No Fee’ guarantee.

Q.

The estate agent we are using in Menai Bridge has referred a firm of solicitors whom they usually use. Is it risky to use this firm?

It is common for estate agents to endorse a solicitors’ firm. These referrals, though, really need to be weighed up against the alternatives, including online or local firms, as the agent may prefer to suggest the conveyancer who pays out the highest referral fee, rather than the best solicitor for your needs.

Q.

Barnsley Building Society is going to be our lender for our purchase in Hereford; is there anything we need to consider?

House-buyers should be aware that some lenders have reduced the number of firms on their approved panel. This can mean increased legal costs to meet the terms and conditions of lending you the money. Homeward Legal is able to act for all large mortgage lenders, ensuring that an additional conveyancer will not be required to act for your lender.

Q.

Unforeseen financial circumstances dictate that we need to complete on the conveyancing on a property in a very short timeframe; do you work with any fast solicitors in Hereford?

Our lawyers always adopt a very ‘take charge’ approach when completing the transfer of title. Homeward Legal’s property lawyers approach to conveyancing is different from most firms, because they use leading-edge, fast-response systems, integrated with the various authorities and bodies required to complete your transaction quickly. Critically, we always allocate you a firm trained to communicate with agents, landlords, councils and all parties in the property chain. Try our online quote calculator or call our waiting team of experts on 0800 038 6699 for your fixed-fee conveyancing quote.

Q.

I am planning on buying a sixties property in the middle of a conservation area in Hereford; where does one get more information about the standard of upkeep?

English Heritage, a government body, administers a list on the state of repair of conservation areas along with the trend of the area. Local conservation areas are designated by the local authority (Herefordshire) who maintain conservation area concerns from trees to street furniture and what additions and changes you can make to the outside of your property.

Q.

Would you advise taking action to get out of paying for stamp duty in Hereford?

Stamp Duty Land Tax (SDLT) is due on residential property valued at over £125,000. We strongly advise against any stamp duty avoidance schemes, since these are highly expensive and HMRC may challenge a scheme up to six years later. There have been a number of government-sponsored schemes, on the other hand, such as relief for buyers in 'disadvantaged areas', or help for first-time buyers.

Your solicitor will be able to apprise you of any such schemes currently running and whether you will be eligible to take advantage of them.

Q.

Might the property legal fees conceal any extra costs for our move to Hereford?

No. At Homeward Legal, we never hide any extra fees. Our clear quotes provide the distinction between fees and disbursements, so you are always in control of your legal bill. Why not give our waiting team a call on 0800 038 6699 for your fixed-fee quote protected by our ‘No Move, No Fee’ guarantee? Or try our online quote calculator.

Q.

Food risk searches use historic data but when one considers recent events such as the serious flooding in 2012 in the Midlands are they comfort enough to identify sufficient information about the evolving risk of flooding in Hereford?

A.

Flood risk searches applied for by your conveyancer in Hereford should also include a far more specialist search (Landmark) if the risk warrants it.

Property purchasers sometimes also contact a neighbour for extra assurance or local Hereford and Worcester flood repair expert - e.g. Rainbow International, Marshall Business Centre/Westfields Trading Est, Hereford, HR4 9NS Tel: 01432 268626.

Q.

What can a Hereford property lawyer do if the building I am planning to buy is inside a conservation area and has unsuitable roof aerials installed?

A.

Your lawyer will carry out searches to check if the property is within a conservation area, and if so, whether any alterations have requisite consents from the Herefordshire authority.

If no local authority consents be supplied, your solicitor will recommend all options which can include obtaining an indemnity insurance policy or getting retrospective approval from the appropriate local authority.

Q.

Do you recommend your solicitors to specialise residential property auction conveyancing in Hereford?

A.

Our CQS solicitors do frequently take instructions from auction buyers and sellers. Our panel of conveyancers have previously worked for numerous bidders at local Hereford residential property auctions including Acuitus, Allsop (Commercial), Allsop (Residential), Auction House London, Award Property, Barnett Ross, Baxtons, Brendons Auctioneers, Countrywide Property Auctions and Drivers Norris.

Clever auction buyers tend to decide on a SRA regulated lawyer as rapidly as they can to give enough time for an investigation of the lot prior to the date of the auction. Subsequently, following the property auction your selected lawyer is thoroughly focused on completing the legal side of things within 4 weeks as typically required .

Q.

How do I find out whether a property is in a designated conservation area?

A.

Areas deemed to be of historical merit, such as picturesque villages, will be defined as conservation areas. A property solicitor will address the impact buying in a conservation area may have and be able to offer more information.

Q.

Will my Hereford conveyancer conduct official or personal searches on my home purchase?

A.

Your solicitor will make a recommendation as to the most appropriate course of action, depending on things like lender requirements. For personal searches, the property solicitor will consider a local search agent, for instance, PPSEARCHES LLP, The Red House, Eaton Bishop, Hereford, HR2 9QT Tel: 01981 251476.

Q.

What will the council tax cost me on a Victorian Band B apartment in Hereford?

A.

The appropriate council tax band will, more often than not, be highlighted within the title report, as well as by the local authority. The latest tax charges for Hereford are set out at the Herefordshire council website. Currently, 02 June 2012, the different rates are:

  • Band A - £997.00
  • Band B - £1,163.00
  • Band C - £1,329.00
  • Band D - £1,495.00
  • Band E - £1,827.00
  • Band F - £2,159.00
  • Band G - £2,492.00
  • Band H - £2,990.00

Q.

Which Hereford lender panels are you on?

A.

Most lenders in Hereford are on our Hereford solicitors' panel. Hereford lenders and mortgage specialists include Alliance, Fred Bulmer Centre/Wall St, Hereford, HR4 9HP, Principality Building Society, 2 St Peters Sq, Hereford, HR1 2PG, and Griffiths Guy, 4 Bullrush Clo, Hereford, HR1 2SU.