I am under pressure from the owner of a property in Ongar to exchange within four weeks. What can I do to accelerate the legal process?

In the event that the seller is applying a tight deadline to sign contracts we would recommend that your lawyer is familiar with the area as they will benefit local relationships and intelligence. It is possible that they could have conducted otherhomes in the same road. Therefore consider using a Ongar conveyancing solicitor. Second, be sure that the conveyancing firm is on the member panel. It is said that 18% of Ongar conveyancing transactions are delayed or jeopardised after finding out that a buyer’s solicitor was not on their mortgage lender’s member panel. This can often result in the legal transfer of property being frustrated by almost 21 days. It is believed that this issue impacts in the region of 100,000 home sales annually. Most Ongar conveyancing firms can not act for certain banks so do check at the outset.

Are all Ongar Conveyancing Quality Solicitors on the Skipton conveyancing list of approved firms?

It is true that some lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

Can I be sure that the Ongar conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Ongar obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.

We expect to receive a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Ongar solicitors on the UBS conveyancing panel, or is it better to go independently?

You will need to appoint Ongar solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

About to purchase a new build apartment in Ongar. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ongar

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I am looking into buying my first house which is in Ongar and I am already nervous. I couldn't find anything specific about Ongar. Conveyancing will be needed in due course but do you know about the Ongar area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Ongar. In the meantime here are some basic statistics that we found

I am tempted by the attractive purchase price for a two apartments in Ongar which have about fifty years left on the lease term. Do I need to be concerned?

There are no two ways about it. A leasehold flat in Ongar is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most purchasers and mortgage companies, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ongar conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I own a split level flat in Ongar, conveyancing having been completed 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Ongar with an extended lease are worth £201,000. The ground rent is £45 yearly. The lease finishes on 21st October 2091

With 65 years left to run the likely cost is going to be between £13,300 and £15,400 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.