I am need of leasehold conveyancing for an apartment in a relatively new development (seven years old) in Ongar. 95% of the flats are already disposed of. Do I need carry out the local searches for my conveyancing in Ongar?
A big part of the Ongar legal transfer of property is the conveyancing searches. There are numerous companies conducting Ongar conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
We see that you have a post code search directory identifying firms on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Ongar?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ongar.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ongar?
There are many recorded licenced Conveyancers in Ongar and Solicitor firms in Ongar who can help with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. The two can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Have just purchased a repossessed house at auction in Ongar. Conveyancing is needed. What happens now?
Having for all intents and purposes signed on the dotted line you should appoint a conveyancing lawyer as a matter of urgency as you are facing a pending a drop dead date to complete the purchase. An auction property will have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You must hand this to the lawyer working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the date specified in the contract.
Is it the case that all Ongar solicitor practices on the UBS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
I am purchasing a new build house in Ongar with a mortgage from Britannia. The builders refused to budge the price so I negotiated 6k of additionals instead. The sale representative advised me not to tell my lawyer about the deal as it will jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the will of my uncle I am selling a house in Neath but live in Ongar. My solicitor (who is 250 kilometers awayrequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Ongar to witness and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Ongar
We expect to complete our sale of a £250,000 flat in Ongar in just under a week. The landlords agents has quoted £312 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Ongar?
Ongar conveyancing on leasehold apartments normally requires the buyer’s solicitor sending questions for the landlord to answer. Although the landlord is not legally bound to answer these enquiries most will be content to assist. They are entitled to levy a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The management information fee required by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, without which the charge is not strictly payable. Reality however dictates that one has no option but to pay whatever is demanded if you want to sell the property.
I am the registered owner of a 1 bedroom flat in Ongar, conveyancing having been completed in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Ongar with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2092
You have 67 years left to run we estimate the premium for your lease extension to span between £10,500 and £12,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.