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Find a Ogmore Vale Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Ogmore Vale? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Ogmore Vale transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Ogmore Vale

I am helping my niece sell her property in Ogmore Vale. Does the conveyancer order an energy performance certificate or do I organise this?

Following the abolition of HIPs, energy performance certificates became a required element of selling a house. An energy assessment needs to be commissioned prior to the property being marketed. It is not something that law firms normally arrange. If you are instructing a Ogmore Vale conveyancing solicitor they may be able to arrange EPC’s given their relationships with long established Ogmore Vale assessors

We are purchasing a end of terrace house in Ogmore Vale. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve investigations to determine if these works are permitted?

Your property lawyer should review the deeds as conveyancing in Ogmore Vale can on occasion reveal restrictions in the title deeds which prohibit certain works or require the consent of another owner. Some works need local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

I have instructed a Ogmore Vale conveyancing practitioner having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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. You may wish to consider appointing your own Ogmore Vale surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My colleague advised me that if I am buying in Ogmore Vale I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes quoted for as part of the standard Ogmore Vale conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Ogmore Vale around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ogmore Vale Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Ogmore Vale Education with maps and statistics, Local Amenities and other useful information about Ogmore Vale.

How does conveyancing in Ogmore Vale differ for newly converted properties?

Most buyers of new build residence in Ogmore Vale contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Ogmore Vale tend to purchase 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 Vale or who has acted in the same development.

Due to the guidance of my in-laws I had a survey completed on a property in Ogmore Vale in advance of instructing lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some banks will refuse to grant a mortgage on such a property.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ogmore Vale. Conveyancing may be slightly more expensive based on your lender's requirements.

Is there anything unique about your site and other internet conveyancing solicitors for conveyancing in Ogmore Vale?

At this site obtain an accurate quote via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Ogmore Vale. As opposed to estate agents and many comparison sites we are not in the business of charging firms a commission if you appoint them for your conveyancing in Ogmore Vale

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