We are purchasing a flat and need a conveyancing solicitor in Ogmore Vale who is on the Barclays approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Ogmore Vale.

I am planning on selling our house in Ogmore Vale and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Ogmore Vale conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Ogmore Vale. We have lived in Ogmore Vale for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

My step-father has suggested that I instruct his conveyancers in Ogmore Vale. Do I follow his guidance?

There are no two ways about it the ideal way to choose a conveyancing lawyer is to have guidance from friends or relatives who have actually experience in using the conveyancer you're are thinking of instructing.

Back In 2008, I bought a leasehold house in Ogmore Vale. Conveyancing and National Westminster Bank mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Ogmore Vale who acted for me is not around. What should I do?

First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Ogmore Vale conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a ground floor flat in Ogmore Vale, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Ogmore Vale with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2096

With just 71 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

Should one remove a deceased person's details from the title register for a house in Ogmore Vale?

If a Ogmore Vale property is jointly owned and one of the owners dies, their name will not automatically be removed from the title deeds. It is not necessary to amend the title as in the event of a disposal your lawyer would just need to evidence as to the reason the co owner is missing from the conveyance, such as the probate documents.

With the aim of making the sale conveyancing more straight forward for the sale of the property you may arrange to have the deceased party removed from the title entries by applying to the land registry with evidence of the death. There is no charge from the Registry for this service.