My wife and I are purchasing a apartment in Ombersley. I might seem paranoid but how we can trust a conveyancer? At some point we have to put our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My father advised me that in buying a property in Ombersley there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?

We are aware of anumerous of properties in Ombersley which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Ombersley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to exchange contracts on my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being pedantic. The Ombersley solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.

I have todaydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Ombersley for a purchase of a leasehold apartment 9 months ago. How can I check that my home is in my name in the name of the former proprietor?

The easiest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ombersley conveyancing specialists.

I am buying a new build house in Ombersley with a loan from The Mortgage Works. The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about this side-deal as it would affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How do I search for a Ombersley solicitor on the Leeds Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 25miles to meet the lawyer.

You can use the facility on this page. Please select a lender and your location and you will see a number of Ombersley conveyancing lawyers located nearest you. We have listed some Ombersley conveyancing firms towards the end of this page and you can contact them to verify whether they are on the Leeds Building Society member panel

Estate agents have just been given the go-ahead to market my ground floor apartment in Ombersley. Conveyancing lawyers have not yet been instructed, however I have just received a quarterly maintenance charge demand – what should I do?

It best that you pay the maintenance contribution as normal because all rents and service payments should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a basement flat in Ombersley, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Ombersley with a long lease are worth £197,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2081

You have 56 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.