My conveyancer has informed me that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Ombersley?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.

I am selling my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Ombersley solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ombersley solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 lawyer 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 Santander, you could contact them to see if they have a list of approved surveyors in Ombersley.

Is it necessary to take out insurance to address the risk of chancel repairs when buying a house in Ombersley?

Unless a previous purchase of the property took place post 12 October 2013 you can assume that solicitors handling conveyancing in Ombersley to continue to suggest a chancel search and or chancel repair liability insurance.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Ombersley I like with amenity areas and transport links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Ombersley suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the shortness of the lease will be problematic. Discount 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 a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

What tools are available to identify a Ombersley law firm on the Bank of Ireland conveyancing panel? I have a car and am willing to travel upto 25miles to meet the conveyancer.

Feel free to make use of the tool on this website. Please pick a bank and your location and you will see a number of Ombersley conveyancing lawyers based on proximity. We have detailed some Ombersley conveyancing firms towards the end of this page and you can contact them to see if they are on the Bank of Ireland member panel

I happen to be an executor of my recently deceased parent's Will, with a property in Ombersley which is to be marketed. The bungalow is unregistered at the Land Registry and I'm told that some purchasers will insist that it is done before they will move forward. What's the mechanism for this?

In the circumstances that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.