My mortgage broker requires my Ombersley law firm’s panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have e-mailed my local Ombersley branch but they don't know it.

Have you tried contacting your Ombersley conveyancer about this?. They maintain a central record lender panel numbers.

I have just over seventy years remaining on my lease and require a lease extension for my flat in Ombersley. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 28/1/2026 the requirements read as follows :

Can I be sure that the Ombersley conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Ombersley obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.

I have instructed a Ombersley conveyancer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ombersley postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Ombersley.

Bank of Ireland have agreed my mortgage in principle, my bid on a house in Ombersley has been agreed to, now what?

The estate agent will wish to be informed of your lawyer's details (ensure that the conveyancers are on the lender’s panel). Contact Bank of Ireland or your broker and finalise any appropriate documentation. Bank of Ireland will sellect a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Bank of Ireland will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ombersley.

We are downsizing from our home in Ombersley and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Ombersley conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Ombersley. Having lived in Ombersley for 5 years we know of no issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. 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 health insurance to cover that same sickness)

I've recently bought a leasehold property in Ombersley. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Ombersley Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

Is anyone aware of any major works anticipated that could increase the service charges? Best to be warned whether a new roof is being put on or some other significant cost is anticipated to be shared between the leasehold owners and will materially increase the the maintenance costs or require a one time invoice. Is there a share of the freehold?