If you had a top tip for selecting a conveyancing solicitor in Ogmore Vale what would it be?

Do not opt for the lowest Ogmore Vale conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

My wife and I are at the point of looking at flats in Ogmore Vale and I am now considering a potential offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I am planning to take a home loan with UBS.

It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

I currently have a mortgage with Bank of Ireland for my property in Ogmore Vale. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?

You must advise Bank of Ireland in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.

Is it possible to switch solicitor as I have to find a firm on the Lloyds TSB Bank conveyancing panel. I was using a family conveyancing solicitor in Ogmore Vale five minutes from me but he is not approved by Lloyds TSB Bank

We will our best to assist in finding you a conveyancing solicitor in Ogmore Vale on the Lloyds TSB Bank panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Ogmore Vale. In making use of the find a conveyancing solicitor tool on this page, you can compare costs for conveyancing solicitors in Ogmore Vale and throughout England and Wales.

As co-executor for the will of my grandfather I am disposing of a property in Monmouth but I am based in Ogmore Vale. My solicitor (based 260 kilometers from mehas requested that I execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Ogmore Vale to attest this legal document for me?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Ogmore Vale based

I have recently realised that I have Fifty years remaining on my flat in Ogmore Vale. I now wish to get lease extension but my landlord is can not be found. What are my options?

If you qualify, 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 mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the landlord. On the whole a specialist may be helpful to try and locate and to produce an expert document to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the application to the County Court covering Ogmore Vale.

Ogmore Vale Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

What is the name of the managing agents? Many Ogmore Vale leasehold properties will incur a service bill for maintenance of the block invoiced by the freeholder. Where you acquire the flat you will have to meet this contribution, usually in instalments during the year. This could vary from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge for you to pay yearly, normally this is not a significant figure, say approximately £25-£75 but you need to enquire as occasionally it could be many hundreds of pounds. How long is the Lease?

My husband and I are purchasing a studio flat in Ogmore Vale. At the time of instructing our conveyancer, they assured us that they were on all mainstream bank panels. Our financial adviser emailed today to say that they are not on the Leeds Building Society approved list. Were it to be true, what should we do? Should we just pick a new lawyer that is on their panel or should we cover the costs for dual representation, with Leeds Building Society selecting their own preferred property lawyer.

When purchasing a property with mortgage finance it is usual for the buyer’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to meet. Some building societies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should contact Leeds Building Society and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Leeds Building Society's conveyancing panel and you may continue to use your own Ogmore Vale solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.