My partner and I are intent on purchasing a flat in Ongar. My Solicitor is not listed on the mortgage company approved panel. Can I still retain my Ongar conveyancing solicitor even though they are excluded from the lender panel of approved conveyancing solicitors?
You have a couple of alternatives available to you here
- Complete the deal with your preferred Ongar conveyancing practitioner but your mortgage company will undoubtedly retain a conveyancer from their approved panel. This will result in additional fees together with likely delay.
- Get a new solicitor to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your property lawyer to pull out all the stops to join the lender’s panel of solicitors
Can your site be used to recommend a Conveyancing solicitor in Ongar even where I’m not purchasing or selling a house, for instance where I intend to acquire an office in Ongar with a loan from National Westminster Bank?
The service is primarily there to locate residential conveyancing solicitors in Ongar but we have listed towards the bottom of this page a few Ongar commercial conveyancing firms. You should enquire with the solicitors directly to establish if they are also authorised to represent National Westminster Bank
I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The Ongar solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Ongar is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yorkshire BS have agreed my home loan in principle, my bid on a flat in Ongar has been agreed to, now what?
Your estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Contact Yorkshire BS or the broker and complete any outstanding forms. Yorkshire BS will instruct a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Yorkshire BS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ongar.
I used Action Conveyancing several years past for my conveyancing in Ongar. Now, I need the files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ongar of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Given that I will soon part with over three hundred thousand on a two bedroom apartment in Ongar I would like to have a conversation with the lawyer about myhouse move ahead of instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your conveyancing in Ongar.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Ongar should be the figure that you end up paying.
What makes a Ongar lease unmortgageable?
There is nothing unique about leasehold conveyancing in Ongar. Most leases are unique and drafting errors can result in certain sections are missing. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage Insurance obligations
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Bank of Scotland, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.
I own a 1 bedroom flat in Ongar, conveyancing was carried out 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Ongar with an extended lease are worth £221,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2095
With only 70 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.