We wish to acquire a purpose built flat in Ongar with a loan from Birmingham Midshires.We use our Ongar conveyancing solicitor but Birmingham Midshires says she’s not on their approved list of member firms. We have to appoint a Birmingham Midshires panel solicitor or retain our preferred solicitor and pay for a Birmingham Midshires panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan issued to you is subject to its various provisions, a common one being that conveyancers will be on the Birmingham Midshires approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Birmingham Midshires
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ongar?
There are many recorded licenced Conveyancers in Ongar and Solicitor firms in Ongar who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. Both can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am assisting my niece sell her flat in Ongar. Will the conveyancer arrange an energy assessment or it is for the owner to see to?
Following the abolition of Home Information Packs, energy assessments became a mandatory part of selling a property. An EPC must be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that lawyers normally arrange. If you are instructing a Ongar conveyancing solicitor they may help arrange energy assessments given their contacts with reputable Ongar energy assessors
Intending to buy a flat in Ongar. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ongar conveyancing practitioner is on the Kent Reliance conveyancing panel.
Various web forums that I have frequented warn that are the primary reason for obstruction in Ongar conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Ongar.
Can you offer any advice when it comes to choosing a Ongar conveyancing practice to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Ongar conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Ongar conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
How experienced is the firm with lease extension legislation?
I own a 2 bed flat in Ongar, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Ongar with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 yearly. The lease runs out on 21st October 2079
You have 57 years remaining on your lease the likely cost is going to span between £26,600 and £30,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
What type of property do your Ongar conveyancing estimates relate to?
The quotes supplied are only appropriate to standard residential premises in England & Wales. If you have any different needs for instance industrial or agricultural property or commercial conveyancing in Ongar please telephone us to discuss this further .