Is it the case that all Ogmore Vale conveyancing solicitors on the Principality conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
I had a mortgage agreed in principle with Aldermore. Ogmore Vale conveyancing lawyers are instructed. How long does it take for Aldermore to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Aldermore done the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Ogmore Vale bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Ogmore Vale conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The solicitor must follow the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My partner and I are selling our house in Ogmore Vale and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing firm rather than a conveyancing solicitor in Ogmore Vale. Having lived in Ogmore Vale for many years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You must check with 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 life insurance to cover that same sickness)
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one round the corner in Ogmore Vale I like with amenity areas and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Ogmore Vale in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
Am I right to be wary that estate agents that I am dealing with are recommending an internet conveyancing firm as opposed to a local Ogmore Vale conveyancing company?
As is the case with many professional services, often suggestions from connections can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing deal; estate agents, mortgage brokers and banks may recommend solicitors to choose. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the endorsement. You have the right to appoint your preferred conveyancer. You need to be aware that most lenders operate an approved list of lawyers you must use for the lender related work in your house move.
I have been sourcing a conveyancing solicitor in Ogmore Vale for my house move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?
Anyone may read presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.