Me and my fiance are purchasing a 1 bedroom flat in Ogmore By Sea with a mortgage. We like our Ogmore By Sea lawyer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel solicitors or continue with our Ogmore By Sea property lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Ogmore By Sea conveyancing lawyer to apply to be on the conveyancing panel.
I require expedited conveyancing in Ogmore By Sea as I am under pressure to sign on the dotted line within one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you are at liberty not to have searches carried out although no conveyancer would suggest that you don't. With lots of history conveyancing in Ogmore By Sea the following are instances of what can arise and adversely impact future mortgageability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...
I used Arc property Solicitors a few years ago for my conveyancing in Ogmore By Sea. I now require my file but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ogmore By Sea of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a house in Ogmore By Sea before retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not issue a mortgage on this type of house.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ogmore By Sea. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Ogmore By Sea and how can you help?
The 1954 Act gives security of tenure to commercial tenants, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Ogmore By Sea is one of the numerous areas of the UK in which the firms we work with are based