Much to our surprise we have been told by our estate agent that my Ogmore Vale property lawyer is not on the lender Conveyancing panel. What can I do to be certain that this is indeed the case?

The first thing you need to do is to contact your Ogmore Vale lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

I have given 2 months notice to my current landlord and have to be out of my let out property in Ogmore Vale by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in a couple of weeks as don't want to have to move into temporary accommodation?

The normal practice is not to provide notice on a rental until you have exchanged. If you have not already done so, speak to your conveyancer and ask them to they seek the assistance the sellers solicitors, try to get a realistic time scale from them that everyone will aim to achieve

I am considering applying for a Coventry BS mortgage for purchase of a new build (under development) in Ogmore Vale with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?

There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

My step-father has suggested that I appoint his conveyancing solicitors in Ogmore Vale. Should I use them?

Much as we are happy to recommend a Ogmore Vale conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to have recommendations from friends or family who have used the conveyancer that you are contemplating using.

I am just shy of a 10% deposit on my house purchase in Ogmore Vale , but I am keen proceed. What can I do?

One option is to try and accept a lesser deposit. Most vendors will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute