Can the conveyancing lawyers that you recommend carry out auction conveyancing in Ongar?
We know of a few niche practitioners we can connect you with those specialising in auction conveyancing. Ongar is one of our locations where our lawyers cover.
We are purchasing a property in Ongar. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I can see plenty of information on this site about conveyancing in Ongar but what is your top tip for finding the right conveyancer in Ongar
Do not opt for the lowest Ongar conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I happen to be the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Ongar. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view banks take of it, depend on the mortgage company as this obligation is principally there to identify the purchase and immediately sell or the flipping of property.
2 months have elapsed since my purchase conveyancing in Ongar completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing a new build house in Ongar with the aid of help to buy. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my conveyancer about this deal as it may adversely affect my loan with Santander. Should I keep quiet?.
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.
My uncle has recommend that I instruct his conveyancers in Ongar. Do I follow his advice?
No doubt it’s preferable to choose a conveyancing lawyer is to have recommendations from friends or relatives who have actually used the solicitor you're considering.
Can you offer any advice when it comes to finding a Ongar conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Ongar conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Ongar conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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What are the legal fees for lease extension work? How familiar is the practice with lease extension legislation?
Ongar Leasehold Conveyancing - Sample of Queries before Purchasing
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Who is in charge of the building? The majority of Ongar leasehold properties will incur a service bill for the upkeep of the building set by the freeholder. Where you purchase the property you will have to meet this charge, usually quarterly during the year. This may vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a ground rent for you to pay yearly, normally this is not a significant figure, say around £50-£100 but you should to enquire it because on occasion it could be many hundreds of pounds. Make sure you investigate if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in in a block in Ongar. If you love the apartmentin Ongar yet your dog is not allowed to move with you then you will be faced hard determination.