I require conveyancing for an apartment in a relatively new development (seven years old) in Ongar. 95% of the flats have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Ongar?

You are opening yourself up to an unnecessary risk in failing carrying out Ongar conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. Where speed and expenses are top of your concerns you should discuss with your solicitor about the options such as lack of search insurance available to you

I used Wolstenholmes several years ago for my conveyancing in Ongar. Now, I need the files however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 looking for a leasehold apartment up to £235,500 and found one close by in Ongar I like with open areas and station nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Ongar suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the shortness of the lease will likely be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

I would like to rent out my leasehold flat in Ongar. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Notwithstanding that your last Ongar conveyancing solicitor is no longer available you can check your lease to check if you are permitted to let out the premises. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or some other party before subletting. This means you not allowed to sublet without prior consent. Such consent must not not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

I purchased a split level flat in Ongar, conveyancing having been completed November 2005. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Ongar with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2084

With only 59 years unexpired we estimate the price of your lease extension to be between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

At what point do I incur the Stamp Duty Land Tax payable for my purchase in Ongar?

Most lawyers tend to fill out a Land Transaction Return Form on your behalf as part of your Ongar purchase transaction for signature. After completion your conveyancer will submit the Land Transaction Return Form to the Tax Authorities and - assuming they have the funds - discharge any Stamp Duty due for you.