I am nearing exchange of contracts for my apartment in Ogmore Vale and the estate agent has just called to say that the buyers are changing their solicitor. I am told that this is due to the fact that the lender will only work with property lawyers on their approved list. Why would a major lender only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Ogmore Vale ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks attribute this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
What does my ID and proof of funds have anything to do with my conveyancing in Ogmore Vale? Why is this being asked of me?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you need to sign will no doubt stipulate this. Your lender will also require certain documents to be viewed. Should you are unwilling to hand over ID verification documents, your solicitor would not be able to accept instructions from you.
Just acquired a terraced house in Ogmore Vale , What is the estimated time for the Land Registry to record the transfer to my name? My Ogmore Vale conveyancing solicitor has been very slow, so I want to check that my purchase is recorded.
As far as conveyancing in Ogmore Vale registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. Currently approximately 80% of submission are fully dealt with within 12 days but occasionally there can be extensive hold-ups. Registration occurs after the new owner is living at the premises so registration formalities is not typically primary concern but if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
Given that I will soon spend 450k on a two bedroom apartment in Ogmore Vale I would like to have a conversation with the solicitor concerning theconveyancing in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your property ownership legalities in Ogmore Vale.There is no ‘factory style conveyancing’ - every client is unique person, not a case number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Ogmore Vale should be the amount on the final invoice that you end up paying.
I need to instruct a conveyancing lawyer in Ogmore Vale for my house move. Is there any facility to see a firm’s complaints history with the legal regulator?
One can review published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.
I have just appointed agents to market my ground floor flat in Ogmore Vale. Conveyancing lawyers have not yet been instructed, however I have recently received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you clear the invoice as normal given that all ground rent and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Ogmore Vale Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
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Are any of leasehold owners in arrears of their service charge liability? Where a Ogmore Vale lease has no more than eighty years it will have adverse implications on the value of the flat. Check with your bank that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth finding out what this would cost. For most Ogmore Valelease extensions you will be required to have been the owner of the property for 24 months before you are eligible to carry out a lease extension. It would be sensible to enquire if the the lease contains any onerous restrictions in the lease. By way of example it is fairly common in Ogmore Vale leases that pets are not allowed in in a block in Ogmore Vale. If you love the propertyin Ogmore Vale but your cat is not allowed to make the move with you then you have a very hard choice.