We see that you have a search directory identifying law firms on the Bank of Ireland conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Ogmore Vale?

We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ogmore Vale.

Will my lawyer be raising enquiries about flooding as part of the conveyancing in Ogmore Vale.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Ogmore Vale. Some people will acquire a house in Ogmore Vale, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that may be undertaken by the buyer or by their lawyers which can give them a better appreciation of the risks in Ogmore Vale. The standard information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to find out whether the property has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a purchaser may issue a compensation claim resulting from an inaccurate reply. A buyer’s conveyancers should also order an environmental report. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be initiated.

I have recentlybecome aware that Stirling Law have closed. They conducted my conveyancing in Ogmore Vale for a purchase of a freehold house 12 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The quickest way to check if the property is in your name, you can make 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.

Is it simple use your search app to get a quote from a conveyancing solicitor in Ogmore Vale on the panel for my mortgage?

Step one is to choose a lender such as Barclays , Leeds Building Society or Godiva Mortgages Ltd then choose your location such as Ogmore Vale. Conveyancing practices in Ogmore Vale and across England and Wales should be listed.

I only have Seventy years left on my lease in Ogmore Vale. I need to extend my lease but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, 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 Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to find the landlord. For most situations an enquiry agent would be helpful to try and locate and to produce a report which can be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Ogmore Vale.

I am the registered owner of a 1st floor flat in Ogmore Vale, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Ogmore Vale with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2094

With only 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.