As someone not used to the Ogmore Vale conveyancing process what’s your top tip you can impart concerning the home moving process in Ogmore Vale
Not many law firms or advisers will tell you this but conveyancing in Ogmore Vale and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, property agent and sometimes your bank. Selecting a lawyer for your conveyancing in Ogmore Vale an important selection as your conveyancer is your adviser, and is the SOLE person in the transaction whose interest is to act in your best interests and to keep you safe.
On occasion a third party with a vested interest may try and convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by suggesting your conveyancer is slow. Or your mortgage broker may try to convince you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.
Is there a list of Yorkshire BS panel conveyancers in Ogmore Vale on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings visible on the web. If you are seeking to appoint a Ogmore Vale solicitor on the Yorkshire BS please make the most of our facility.
I am purchasing a property in Ogmore Vale. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that you are obtaining a mortgage with TSB your lawyer must comply with the formal instructions contained in Part two of UK Finance Lenders’ Handbook for TSB. The CML Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to TSB where a lease fails to meet these conditions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Ogmore Vale.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being problematic. The Ogmore Vale solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have justfound out that Stirling Law have closed. They carried out my conveyancing in Ogmore Vale for a purchase of a freehold house 18 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ogmore Vale conveyancing specialists.
How does conveyancing in Ogmore Vale differ for newly converted properties?
Most buyers of new build property in Ogmore Vale contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Ogmore Vale tend to buy 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 conveyancing solicitors 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.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Ogmore Vale and how can your lawyers assist?
The 1954 Act gives a safeguard to commercial lessees, giving them the legal entitlement to make a request to court for a new lease and remain in occupation 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 involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Ogmore Vale