My friend's uncle is a conveyancing practitioner. I anticipate that I'll be able to get friends and family fee for conveyancing, However if that does not come through, what kind of costs would I typically be looking at for conveyancing in Ongar?
It’s wise to obtain two or three conveyancing estimates. Do use our comparison tool on this site. You will notice that quotes do be different but the service one can expect are distinct between law firms as is the case with the vast majority of professional services.
I have been referred to a conveyancing solicitor in Ongar. I I would like to check whether they are on the The Royal Bank of Scotland conveyancing panel. Could you help?
The first thing to do is contact the solicitor and ask them if they are on the lender panel. Alternatively you should call The Royal Bank of Scotland who may be able to help.
I am helping my mother sell her flat in Ongar. Will the conveyancer arrange the energy performance certificate or it is for the owner to see to?
Following the demise of Home Packs, EPC’s was kept a mandatory element of moving property. An energy assessment must be to hand prior to the property being marketed. It is not something that lawyers normally organise. Where you are instructing a Ongar conveyancing lawyer they may be willing to arrange energy assessments given their relationships with long established local assessors
I am buying a property in Ongar. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
As your lender is Santander your lawyer must check the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Santander where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties nationwide and is not restricted to Ongar.
It is unclear whether my lender requires a lease extension. I have telephoned my Ongar building society branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Ongar conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the property lawyer is on the lender approved list, she or he must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Ongar I like with a park and station nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Ongar in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
In relation to leasehold conveyancing in Ongar what are the most frequent lease defects?
There is nothing unique about leasehold conveyancing in Ongar. Most leases are drafted differently and drafting errors can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:
Repairing obligations to or maintain parts of the premises Clauses dealing with recovering service charges for expenditure on the building or common parts.
You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Coventry Building Society, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.
Ongar Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
Is anyone aware of any major works anticipated that will add a premium to the service costs? How is the lease structured?
I am buying a flat with all finances in place. I have provided conveyancer with two distinct proof of photo ID, bank statement, multiple utility bills. Now he needs a copy from a probate lawyer acknowledging that the funds are legitimate and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Ongar conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering Regulations.