I used Stirling Law a few years ago for my conveyancing in Ongar. Now, I need my files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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.
I am selling my property. My previous solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Ongar if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Ongar. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I am 17 days into a freehold purchase having been referred to a firm by the high street agent to perform conveyancing in Ongar. I am am extremely disappointed with the level of service. Could you you assist me in finding new conveyancers?
A lawyer would need to be really bad to suggest replacing them. Has your mortgage offer been issued? In the event that it has you need to advise them of the new contact details and get the mortgage documents are re-sent. Your new solicitor ideally needs to be on the mortgage company approved list to avoid supplemental expenses and delays. That should be your starting point. The find a solicitor tool will help you find a bank approved solicitor for your home move in Ongar
I work for a busy estate agent office in Ongar where we have experienced a few flat sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Ongar conveyancing solicitors. Can you clarify whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a garden flat in Ongar, conveyancing having been completed in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Ongar with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2082
With just 62 years remaining on your lease we estimate the premium for your lease extension to be between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
Should one as executor remove a deceased person's name from the title register for a property in Ongar?
Where a Ongar property is co-owned and one of the owners passes away, the name will not automatically be removed from the title deeds. You are not required to remove their name as when it comes to a disposal your conveyancer would just be asked to supply proof as to the reason the co owner is not included in the transfer, ordinarily this takes the form of the probate documents.
With a view to making things smoother in the future you may arrange to have the deceased name removed from the title register by submitting an application to HMLR with proof of the death. There is no fee from the Registry for this service.