After what seems like an age a mortgage offer from HSBC for the refinancing of my 2 bedroom flat is coming within the next few days. Can you recommend a low cost conveyancing practitioner in Oswestry?

This site is not designed to assist those in their quest for a cheap conveyancing solicitors in Oswestry. We can offer you cost effective conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint organisations teasing you with £100 conveyancing in Oswestry. The optimum result, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst you will end up paying a lot in extras and still not end up with the service required.

I do hope you can assist me. My Oswestry conveyancer is advising me that she is duty bound toapply for Oswestry conveyancing searches asthe firm are on the Lloydsapproved lawyer panel. Is this really necessary?

You have limited options available to you. As you are obtaining a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Oswestry conveyancing searches.

Various web forums that I have visited warn that are the primary cause of hinderance in Oswestry house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Oswestry.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Oswestry is the location of the property. Can you offer any assistance?

Flying freeholds in Oswestry are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Oswestry you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oswestry may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Having checked my lease I have discovered that there are only Fifty years unexpired on my flat in Oswestry. I need to get lease extension but my freeholder is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. On the whole an enquiry agent may be useful to carry out a search and prepare an expert document which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the application to the County Court overseeing Oswestry.

I am the registered owner of a garden flat in Oswestry, conveyancing was carried out 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Oswestry with an extended lease are worth £227,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2097

With 71 years left to run the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.