I am 3 weeks into the sale of my apartment in Ongar and the estate agent has just text me to warn that the buyers are switching law firm. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. On what basis would a big named lender only deal with specific solicitors rather the firm that they want to appoint for their conveyancing in Ongar ?
Banks have always had panels of law firms that can represent them, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
Can your site be used to locate a Conveyancing solicitor in Ongar even where I’m not purchasing or disposing of a house, for instance if I wish to acquire a shop in Ongar with a loan from Nationwide Building Society?
The service is mainly there to find domestic conveyancing solicitors in Ongar but we have listed towards the end of this page a selection of Ongar commercial conveyancing firms. You should speak with the company directly to check if they can also act for Nationwide Building Society
I am looking to buy a property and need a conveyancing solicitor in Ongar who is on the Skipton Building Society conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as Ongar. We dont recommend any particular firm.
I decided to have a survey carried out on a property in Ongar before retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks may refuse to give a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different requirements from Halifax. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ongar. Conveyancing will be smoother if you use a solicitor in Ongar especially if they are familiar with such properties in Ongar.
Should one as executor remove a deceased person's details from the title register for a house in Ongar?
If a Ongar property is jointly owned and one of the owners dies, the name will not immediately be removed from the Land Registry title. You are not required to remove their name as in the event of a sale your lawyer would simply need to supply proof why the joint owner is not a party to the transfer, normally this takes the form of the probate documents.
With a view to making things smoother for the sale of the property you may arrange to have the deceased name removed from the title register by applying to HM Land Registry with proof of the death. There is no land registry fee payable.