I am under pressure from the seller of a property in Ongar to complete within four weeks. What can I do to speed up matters?
First, If the seller is applying pressure to exchange we would recommend that your conveyancer is familiar with the location as they will make use of local relationships and knowledge. It is even conceivable that they could have conducted previousproperties in the same street. You would be best advised to use a Ongar conveyancing firm. Second, double check that the lawyer is on the member panel. It is estimated that 18% of Ongar conveyancing transactions are frustrated or jeopardised after finding out that a buyer’s lawyer was not on their banks member panel. In many cases this discovery resulted in the legal transfer of property being held up by as much as three weeks. It is believed that this issue impacts in the region of one hundred thousand home moves annually. Many Ongar conveyancing firms can not act for certain lenders so do check as early as possible.
Why do I have to pay up front for my conveyancing in Ongar?
If you are buying a property in Ongar your solicitor will request that you place them with funds to cover the the cost of the conveyancing searches. Normally this is asked for to cover the fees of the conveyancing searches. If any down payment is as part of the total price then this will be needed immediately ahead of exchange of contracts. The final balance that is needed will be payable a few days ahead of the completion date.
My husband and I are hoping to buy a newbuild apartment in Ongar with a homeloan from Bank of Scotland.We have a Ongar conveyancing lawyer but Bank of Scotland says his firm is not listed on their "panel". we are left little option but to use a Bank of Scotland panel firm or retain our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Bank of Scotland use our lawyer?
No, not really. The loan offered to you contains various provisions, one of which will be that conveyancers needs to be on the Bank of Scotland solicitor panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Bank of Scotland
Have purchased a a semi-detached house in Ongar , how long should it take for the Land Registry to register the transfer to my name? My Ongar conveyancing solicitor has been very slow, so I want to be sure the registration is addressed.
There is nothing unique when it comes to conveyancing in Ongar registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. At present approximately 80% of such applications are fully addressed within 12 days but some can be subject to protracted delays. Historically registration takes place once the new owner is living at the property thus an expedited registration is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
About to purchase a new build flat in Ongar. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ongar
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I have today had an offer accepted on a leasehold flat in Ongar and the estate agent that we are dealing with recommended his property lawyer. They quoted a thousand pounds plus VAT and 3rd party costs. Does this sound expensive?
You should not rely on 1 quote. One should seek like-for-like quotes for your conveyancing in Ongar. Then choose one that you trust and just as important, is on the approved list of the bank that you have applied for a mortgage from.