My fiance’s mother is a property lawyer. I am hopeful that I'll be able to get mate’s fee for conveyancing, but if not, what kind of costs would I typically be looking at for conveyancing in Ogmore Vale?

You should contrast pricing. Make use of our search tool on this site. Whilst quotes will be different but service levels do differ between law firms as is the case with most professions.

We are buying a detached bungalow in Ogmore Vale. We would like to carry out a loft conversion at the property.Will legal due diligence on the property include enquiries to determine if these works are prohibited?

Your conveyancer will review the deeds as conveyancing in Ogmore Vale will sometimes reveal restrictions in the title deeds which prevent categories of alterations or require the permission of another owner. Certain extensions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

I'm the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Ogmore Vale. The Ogmore Vale property was put into my name in October. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the property in October. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view banks take of it, depend on the lender as this provision principally exists to pick up on subsales or the flipping of property.

After weeks of negotiation I have agreed a price on a house in Ogmore Vale. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £200. A couple of days later, the property lawyer contacted me sheepishly admitting that they were not on the HSBC 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 HSBC 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.

How does conveyancing in Ogmore Vale differ for new build properties?

Most buyers of new build residence in Ogmore Vale come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because builders in Ogmore Vale tend to purchase the real estate, 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 used to new build conveyancing in Ogmore Vale or who has acted in the same development.

My husband and I are new on the property ladder - agreed a price, yet the agent told us that the vendor will only move forward if we use their chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Ogmore Vale

It is unlikely the owners are driving this. If they require ‘a quick sale', turning down a serious buyer is counter productive. Avoid the agents and go straight to the sellers and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you intend to use your own,trusted Ogmore Vale conveyancing solicitors - not the ones that will give their negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by head office.

Can you provide any advice for leasehold conveyancing in Ogmore Vale with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Ogmore Vale can be bypassed if you appoint lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ lawyers.
The majority of landlords or managing agents in Ogmore Vale charge for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Ogmore Vale. If you hold a share in a the freehold, you should make sure that you are holding the original share certificate. Obtaining a replacement share certificate is often a time consuming process and frustrates many a Ogmore Vale conveyancing transaction. If a reissued share is necessary, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Ogmore Vale state that internal structural alterations or installing wooden flooring calls for a licence from the Landlord acquiescing to such changes. Should you dont have the paperwork in place you should not communicate with the landlord without checking with your conveyancer first. A minority of Ogmore Vale leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

Ogmore Vale Leasehold Conveyancing - Examples of Queries before Purchasing

Generally speaking the outlay for major works tend not to be incorporated into the service charges, albeit that a few managing agents in Ogmore Vale ask tenants to contribute towards a reserve fund and this is used to offset against larger works. This information is useful as a) areas can result in problems for the building as the communal areas may start to deteriorate if services are not paid for b) if the leasehold owners have an issue with the running of the building you will need to know about it Are there any major works on the horizon that will add a premium to the service charges?