My grandson is purchasing a newly built flat in Ogmore Vale with a mortgage from Kent Reliance. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are getting the release of further funds on our mortgage from HSBC as we wish to carry out a loft conversion to our house in Ogmore Vale. Are we obliged to appoint a local Ogmore Vale solicitor on the HSBC conveyancing panel to deal with the legals?
HSBC do not ordinarily require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
I am buying a property in Ogmore Vale. An unusual aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Leeds Building Society your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Ogmore Vale.
I recently had an offer accepted on an apartment in Ogmore Vale. My mortgage broker suggested a conveyancer. I paid an upfront payment of £150. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Taking into account that I am about to part with over three hundred thousand on a property in Ogmore Vale I would like to talk to a solicitor regarding theconveyancing before instructing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in Ogmore Vale.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Ogmore Vale should be the figure that you end up paying.
I own a leasehold flat in Ogmore Vale. Conveyancing and Yorkshire Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Ogmore Vale who acted for me is not around. Do I pay?
First contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Ogmore Vale conveyancing practitioner 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 no more than 6 years of rent can be collected.
I inherited a split level flat in Ogmore Vale, conveyancing formalities finalised in 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Ogmore Vale with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease finishes on 21st October 2077
You have 57 years unexpired we estimate the price of your lease extension to span between £26,600 and £30,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
My aunt completed her conveyancing in Ogmore Vale in 2005. She has got married, divorced and has recently remarried. She now wishes to the sell the Ogmore Vale property. I suspect that she will just be requested to supply copies of her marriage papers to the conveyancer but she is worried it could frustrate the house move. Is it worth updating the Land Registry details for the house?
The is no need to update the register as long as you have the proof needed to demonstrate how the name change resulted.
Any buyer’s lawyer will examine the registered entries and request evidence to prove the change of name e.g. marriage documentation.