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Recently asked questions about conveyancing in Ogmore By Sea

I require conveyancing for an apartment in a relatively new development (five years old) in Ogmore By Sea. The vast majority the properties have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Ogmore By Sea?

If you are buying a property with the assistance of a mortgage, your lender will require some (many) of the searches so you'll have no choice. If not, then Ogmore By Sea conveyancing searches are optional. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Ogmore By Sea.

I am planning to move home in January. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Ogmore By Sea. Conveyancing solicitor was chosen before I stumbled across this website.

On the afternoon of completion you can pick up the keys from your estate agent but this should only take place when the previous owners solicitors inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you can tell the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in locating a residential property solicitor in Ogmore By Sea or a lawyer with expertise in conveyancing in Ogmore By Sea.

My solicitor has informed me that missing deeds insurance is required on my purchase. What is the level of cover for Ogmore By Sea conveyancing?

The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I am buying a property in Ogmore By Sea. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?

As your lender is Virgin Money your lawyer must follow the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease fails to comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not isolated to Ogmore By Sea.

My wife and I have a 4 bedroom Edwardian house in Ogmore By Sea. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ogmore By Sea and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.

How does conveyancing in Ogmore By Sea differ for new build properties?

Most buyers of new build or newly converted property in Ogmore By Sea come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Ogmore By Sea usually acquire the land, 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 conveyancers 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 Ogmore By Sea or who has acted in the same development.

We own a leasehold flat in Ogmore By Sea. Conveyancing was completed in last year. I have heard that I mustn’t allow the the remaining lease term to fall too short. Is this correct?

Ogmore By Sea domestic long term leases are for a fixed term - normally 99 years when they commenced. However a significant appartments in Ogmore By Sea were constructed or converted 20 or more years ago and so these leases now have under 80 years unexpired. This may seem like plenty of time but Banks, Building Societies and other mortgage lenders on the whole require leases to have a minimum of seventy five years left to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are getting close to eighty years. To increase the marketability of your property you should be thinking about whether to extend your lease long before you come to sell it. Furthermore strong financial reasons to taking action before the lease hits 80 years as when the lease is less than 80 years the premium you have to pay to extend starts to escalate.

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Find out more about how flying freehold can affect your the value of a property.