Having invested time researching online forums for a conveyancing lawyer in Ongar, most post that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures through the scheme protocol Membership covers numerous organisations who handle conveyancing in Ongar.
I need some expedited conveyancing in Ongar as I have an ultimatum to complete within one month. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not taking a home loan you have the choice not to have searches carried out although no lawyer would suggest that you don't. With plenty of history conveyancing in Ongar the following are instances of issues that can show up and therefore affect future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...
I'm buying my first flat in Ongar benefiting from help to buy. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the side-deal as it will put at risk my mortgage with Virgin Money. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Ongar I like with amenity areas and railway links nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Ongar for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you require a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I have just started marketing my 2 bed flat in Ongar. Conveyancing is yet to be initiated, but I have recently had a quarterly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the service charge as you normally would as all rents and maintenance charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a 1 bedroom flat in Ongar, conveyancing was carried out in 2003. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Ongar with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2095
With 71 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.