Our Ongar lawyer has spotted a difference between the information in the home valuation survey and what is revealed within the title deeds. My lawyer informs me that he is obliged to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s approach appropriate?

Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Ongar. My lender is Tesco Bank

Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 19/1/2025, the requirements read as follows :

Will our conveyancer be raising questions regarding flooding as part of the conveyancing in Ongar.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Ongar. Some people will acquire a property in Ongar, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their lawyers which will give them a better understanding of the risks in Ongar. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine whether the property has ever been flooded. If the residence has been flooded in past and is not disclosed by the owner, then a purchaser may bring a compensation claim as a result of such an incorrect reply. The buyer’s lawyers should also commission an environmental search. This should higlight if there is any known flood risk. If so, more detailed investigations will need to be carried out.

The estate agent has sent us the confirmation of our purchase of a new build flat in Ongar. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

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

Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared.

I own a leasehold flat in Ongar. Conveyancing and Nationwide Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Ongar who previously acted has long since retired. Any advice?

The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Ongar conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a basement flat in Ongar, conveyancing having been completed May 1998. How much will my lease extension cost? Corresponding properties in Ongar with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2093

With just 68 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide 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 issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.