It is a dozen years since I purchased my house in Ogmore By Sea. Conveyancing solicitors have just been appointed on the sale but I can't locate my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be kept by the lender or they may be archived with the conveyancers who handled your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Ogmore By Sea involves registered property but in the rare situation where your home is not registered it is more problematic but is not insurmountable.
I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in Ogmore By Sea with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide 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.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who handled the conveyancing in Ogmore By Sea 5 years ago are no longer around. What are my next steps?
Assuming the title is registered the information relating to your ownership will be recorded by HMLR with a Title Number. It is possible to perform a search at the Land Registry, locate your property and get up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
How does conveyancing in Ogmore By Sea differ for new build properties?
Most buyers of new build residence in Ogmore By Sea contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Ogmore By Sea typically acquire the land, 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 conveyancing solicitors 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 By Sea or who has acted in the same development.
I have been pointed in your direction by three or four local selling agents in Ogmore By Sea to get a quote from a solicitor using your seach tool. Is there a financial advantage for Estate Agents to offer your site ahead of a competitor’s?
We refuse to offer any referral fee for sending work in our direction. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Am I better off to go with a Ogmore By Sea conveyancing solicitor who is local to the property I am hoping to buy? An old friend can carry out the conveyancing however they are based 300kilometers drive away.
The benefit of a local Ogmore By Sea conveyancing firm is that you can attend the office to sign documents, deliver your identification documents and pester them where appropriate. Having local Ogmore By Sea know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that must trump using an unknown Ogmore By Sea conveyancing lawyer solely due to them being based in the area.