I do hope you can assist me. My Hereford solicitor is informing me me that he is legally obliged toconduct Hereford conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. These Hereford checks cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Hereford conveyancing searches.

Having sold my house in Hereford last January yet the purchaser is calling daily to moan that their conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?

After completion of your disposal your conveyancer is committed to deliver the transfer documentation and all additional paperwork to the purchaser's lawyers. Where appropriate, your conveyancer must also confirm that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There are no post completion procedures unique to conveyancing in Hereford.

A friend pointed out to me me that in buying a property in Hereford there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?

There are anumerous of properties in Hereford which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Hereford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all Hereford Conveyancing Quality Solicitors on the HSBC conveyancing list of approved practices?

Some major banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

Principality have agreed my mortgage in principle, my offer on a house in Hereford has been agreed to, what are the next steps?

The estate agent will want to be informed of your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the lender’s panel). Telephone Principality or the broker and finalise any appropriate paperwork. Principality will appoint a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Principality will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hereford.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Hereford I like with a park and transport links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Hereford for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

How do I establish who is the owner of a house in Hereford?

Provided the property is registered with HMLR, and you have enough specifics of the address of the property, you should be able to obtain details from the HMLR of the registered owner for a for less than a fiver.