I am buying a property for cash in Ombersley. I have lived for the last dozen years in Ombersley. Conveyancing searches are expensive. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then all but one or two of the Ombersley conveyancing searches are optional. Your solicitor will try and sway you, perhaps strongly, that you should have searches done, but he has a professional duty to take that path of advice. One thing to bear in mind; if you are intend to sell the house in the future, it may be of interest to your prospective purchaser what the searches determine. On occasion houses with no practical issues can still reveal detrimental search results. A competent conveyancing solicitor in Ombersley should be able to give you some practical guidance here.

Have completed on a a semi-detached house in Ombersley , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Ombersley conveyancing solicitor has been very slow, so I want to be sure that my name is registered.

As far as conveyancing in Ombersley registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry must send notices to any third parties. As of today roughly three quarters of submission are fully dealt with within two weeks but some can be subject to extensive hold-ups. Historically registration occurs after the new owner has moved in to the property so 'speed' is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.

How does conveyancing in Ombersley differ for newly converted properties?

Most buyers of new build residence in Ombersley approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Ombersley usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ombersley or who has acted in the same development.

How do I use the search facility to get a fee calculation from a conveyancing practitioner in Ombersley on the approved list for my lender?

First choose a lender such as Nationwide Building Society, Norwich and Peterborough Building Society or Godiva Mortgages Ltd then specify your preferred area such as Ombersley. Conveyancing practices in Ombersley and nationally should be shown.

What advice can you give us when it comes to choosing a Ombersley conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Ombersley conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Ombersley conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

If the firm is not ALEP accredited then what is the reason?

I inherited a 2 bed flat in Ombersley, conveyancing was carried out 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Ombersley with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2077

You have 52 years remaining on your lease the likely cost is going to be between £29,500 and £34,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.