Will our solicitor be asking questions regarding flooding as part of the conveyancing in Herefordshire.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Herefordshire. Some people will buy a house in Herefordshire, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Herefordshire. The standard completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover whether the premises has ever been flooded. If the residence has been flooded in past and is not revealed by the seller, then a purchaser could issue a compensation claim resulting from an incorrect answer. The buyer’s conveyancers should also order an enviro search. This will higlight if there is any known flood risk. If so, more detailed inquiries should be initiated.

I have recentlybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Herefordshire for a purchase of a freehold house 10 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The quickest way to check if the property is in your name, 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.

Am I right to be wary about third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Herefordshire conveyancing company?

As with lots of service providers, often suggestions from connections can be worth their weight in gold. But there are numerous players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all suggest solicitors to select. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the recommendation. You have the right to appoint your preferred lawyer. However, bear in mind that most lenders operate an approved list of law firms you have to use for the mortgage related work in your home move.

We're first time buyers - had an offer accepted, but the property agent advised that the seller will only move forward if we appoint the agent's chosen solicitors as they want a ‘quick sale’. We would rather use a high street solicitor who is familiar with conveyancing in Herefordshire

We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Herefordshire conveyancing firm - not the ones that will give their estate agent a commission or achieve conveyancing thresholds pre-set by head office.

Is there an average legal costs for conveyancing in Herefordshire?

The average cost in 2014 for conveyancing in Herefordshire was just under one thousand five hundred pounds excluding SDLT and HMLR charges.