Finally, a loan offer from NatWest for the remortgage of my 4 room maisonette is to be issued any day now. Can you put forward a cheap conveyancing law firm in Ombersley?

You are on the wrong site if you are seeking the cheapest conveyancing in Ombersley. We can offer you excellent value conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint brokers offering low cost conveyancing in Ombersley. Optimistically, in deciding on low cost conveyancing, you will get your money’s worth and at worst you will end up invoiced for additional fees and still not get the service you were looking for.

We wanted to use a property lawyer in Ombersley for our home move. Our financial adviser has since notified us that our mortgage lenders Santander won't deal with them. Surely this is unfair competition?

Lenders tend to imposes restrictions either the category or the number of conveyancing firms on their member panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have limited the number of firms they use to act for them. You should note that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there remains differing opinions about the level of solicitor involvement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Ombersley only conduct one or two conveyances a year.

I am close to exchanging contracts on the sale of our house in Ombersley and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Ombersley. Having lived in Ombersley for six years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

About to purchase a new build apartment in Ombersley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ombersley

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am in the process of purchasing my first property in Ombersley. Conveyancing practitioner already instructed. The broker pointed out that a survey is not needed as the property is only 20 yrs old.

At the very least you should order a Home Buyer's Report. As the premises is over 10 years old the property will not benefit from a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be sufficient. The report should highlight any apparent problems and recommend further investigation where relevant. If there are any indications of material issues obtain a full structural survey.