I opted for a local lawyer for our conveyancing in Oswestry today. After carefully reading the fine print it is apparent thatI am liable for charges even where the conveyance does not complete. Should I ditch them and choose an on-line conveyancing brokerage promising no-sale-no-fee conveyancing in Oswestry?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be higher to counteract the cases that fail to complete. Do bear in mind that these arrangements generally do not protect you from expenses by way of example Oswestry conveyancing search charges.

We were just about to exchange contracts for a garden flat in Oswestry. We encountered a problem. The mortgage offer with Skipton Building Society expires on 5/12/2025 but the sellers are suggesting a completion date of 9/12/2025. Is it possible to prolong the mortgage expiry date?

The person best placed to address this issue is your solicitors who should calculate whether he or she is better off negotiating with the mortgage company, seller’s lawyers, selling agents or conceivably all three based on the circumstances your house move to date.

My wife and I purchasing a 3 bedroom semi in Oswestry. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve enquiries to ascertain if these alterations were previously refused?

Your property lawyer will check the deeds as conveyancing in Oswestry can on occasion reveal restrictions in the title deeds which restrict certain works or need the permission of another owner. Some extensions call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

We have agreed to purchase a house in Oswestry. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Nottingham your lawyer must follow the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nottingham where a lease fails to meet these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Oswestry.

I have finally had an offer on an apartment in Oswestry agreed to, the sellers do however have a connected purchase. The sellers have put an offer on somewhere, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a local conveyancing solicitor in Oswestry. What should be my next step? When do I get the mortgage application with HSBC started?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Oswestry conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the HSBC conveyancing panel. As to the next phase this very much dictated by the specifics of your case, attraction to the property and on the state of the market. During a rising market the majority of home buyers would apply for the mortgage with HSBC and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with searches.

I am looking into buying my first house which is in Oswestry and I am already nervous. I couldn't find anything specific about Oswestry. Conveyancing will be needed in due course but do you know about the Oswestry area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Oswestry. In the meantime here are some basic statistics that we found

Having checked my lease I have discovered that there are only Seventy years left on my flat in Oswestry. I need to get lease extension but my landlord is can not be found. What should I do?

On the basis that you meet the appropriate requirements, 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 enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to track down the lessor. In some cases an enquiry agent may be helpful to try and locate and prepare a report which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court covering Oswestry.

I am the registered owner of a split level flat in Oswestry, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Oswestry with over 90 years remaining are worth £227,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2097

With just 72 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.

The figure that we have given is 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 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 you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.