Would the conveyancing solicitors identified via your search tool handle auction conveyancing in Ogmore Vale?

There are a number of auction solicitors we can connect you with those specialising in auction conveyancing. Ogmore Vale is just one of the many areas of where our lawyers have a presence.

Should our conveyancer be raising questions about flooding as part of the conveyancing in Ogmore Vale.

Flooding is a growing risk for lawyers dealing with homes in Ogmore Vale. Plenty of people will acquire a property in Ogmore Vale, completely aware 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 obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a numerous searches that can be carried out by the buyer or by their solicitors which should give them a better appreciation of the risks in Ogmore Vale. The standard information given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to determine whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the seller, then a purchaser may bring a compensation claim stemming from an incorrect response. A buyer’s solicitors will also carry out an environmental search. This will indicate if there is any known flood risk. If so, more detailed investigations will need to be made.

I am thinking of appointing a conveyancing lawyer in Ogmore Vale for my home move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?

You may find documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator could monitor call for training requirements.

Expecting to complete next month on a leasehold property in Ogmore Vale. Conveyancing lawyers assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Ogmore Vale should include some of the following:

Details of the parties to the lease, e.g. these could be the leaseholder, superior lessor, freeholder The total ownership of the premises. This will be the apartment itself but could also include a attic or cellar if appropriate. Who has the liability to repair and maintain the building. It is important for you to know who is responsible the repair and maintenance of every part of the building Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Ground rent - how much and what the invoice dates are, and be on notice if this will change in the future

I am the registered owner of a studio flat in Ogmore Vale, conveyancing having been completed June 2007. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Ogmore Vale with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2092

With 67 years left to run the likely cost is going to span between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

Are Ogmore Vale conveyancing solicitors duty bound by the Law Society to publish clear conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Ogmore Vale or across England and Wales.