Our conveyancer has identified a a problem with the lease for the apartment we are purchasing in Ongar. The seller’s lawyers have suggested title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer says that he must be satisfied that the bank is happy with this solution. Who is the client here, us or the mortgage company ?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. The appropriate lender conditions must be adhered to.
I own a freehold residence in Ongar but still charged rent, why is this and what is this?
It’s unusual for properties in Ongar and has limited impact for conveyancing in Ongar but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
We wanted to use a property lawyer in Ongar for our house purchase. Our broker informed us that our mortgage lenders Platform Home Loans Ltd won't deal with them. Surely this is unfair competition?
Mortgage Companies in the main imposes restrictions either the category or the amount of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have decided to limit the number of firms they permit to represent them. Be aware that Platform Home Loans Ltd have no responsibility for the quality of advice provided by any member of Platform Home Loans Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are differing views about the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Ongar only execute a couple conveyances per annum.
Given that I am about to part with hundreds of thousands of pounds on a property in Ongar I would like to talk to a lawyer regarding thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor who will be doing your property ownership legalities in Ongar.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Ongar should be the figure that you are charged.
We're first time buyers - agreed a price, but the estate agent informed us that the owners will only proceed if we use the agent's preferred solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Ongar
It is highly unlikely the owners are behind this. Should the owner require ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Ongar conveyancing firm - not the ones that will give the estate agent a kickback or hit his conveyancing thresholds set by head office.
I'm going to purchase a flat very soon in Ongar. I will need a Ongar conveyancing solicitor. My family solicitor is based in Jersey and unable to help.Is it possible for you to recommend a cheap Ongar conveyancing practitioner that will help us as well as represent RBS?
LenderPanel.com is limited to being a directory service for property lawyers who wish to be listed as being on the approved conveyancing panel for RBS in certain locations for example Ongar . Our intention is not to recommend any particular lawyer.