What is the first thing I need to know regarding purchase conveyancing in Ogmore Vale?
Not many law firms shout this from the rooftops but conveyancing in Ogmore Vale and elsewhere in Bridgend is often a confrontational experience. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and others involved in the home moving process. E.g., the vendor, selling agent and sometimes a bank. Appointing a lawyer for your conveyancing in Ogmore Vale should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to look after your best interests and to keep you safe.
There is a distinct creep of a "blame" culture- someone has to be at fault for the process being so protracted. You should always trust your lawyer ahead of all other parties when it comes to the legal transfer of property.
We are due to move property in September. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Ogmore Vale. Conveyancing lawyer was found prior to coming across your website.
On the afternoon of completion you will need to pick up the keys from your estate agent but this should only occur after the sellers solicitors confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you find a residential property solicitor in Ogmore Vale or a lawyer that specialises in conveyancing in Ogmore Vale.
My wife and I are at the point of viewing flats in Ogmore Vale and I am about to put in an offer. Should I already have a property lawyer in place at this point? I am planning to take a home loan with Yorkshire BS.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are taking out a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
I have a mortgage with Nationwide for my property in Ogmore Vale. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Nationwide must be informed of your intention before renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.
It has been four months since my purchase conveyancing in Ogmore Vale completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Ogmore Vale differ for new build properties?
Most buyers of new build premises in Ogmore Vale contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Ogmore Vale usually purchase the site, 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 conveyancers 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 accustomed to new build conveyancing in Ogmore Vale or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Ogmore Vale prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks will not issue a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ogmore Vale. Conveyancing will be smoother if you use a solicitor in Ogmore Vale especially if they are familiar with such properties in Ogmore Vale.