I am in need of a conveyancer. Should I go for for an internet conveyancer as opposed to a high street Rainham conveyancing solicitor?
Existing third party relationships are another important factor to consider when appointing conveyancing lawyers. Rainham law firms often have connections with mortgage brokers and agents, local authorities, surveyors and other law firms meaning the whole process is going to be much more straightforward for you. Possessing vast intelligence of the local area is an advantage.
In the event thatI was to acquire a simple residential homein Rainham for cash and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Rainham?
The only reduction in fees you would achieve is the Rainham conveyancing searches. The conveyancer still got to do everything else - money laundering, communicating with the vendors solicitor, SDLT return, register the title etc. A slight saving might be made by not having to register a mortgage but it won't be meaningful.
I require fast conveyancing in Rainham as I am under an ultimatum to complete inside 3 weeks. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are not getting a mortgage you are at liberty not to have searches carried out although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Rainham the following are examples of issues that can be revealed and therefore impact future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...
Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Rainham I like with a park and station nearby, however it only has 49 remaining years left on the lease. There is not much else in Rainham for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan that many years will be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
My father has recommend that I instruct his conveyancers in Rainham. Do I follow his recommendation?
No doubt the best way to find a conveyancing practitioner is to have referrals from friends or relatives who have experience in using the firm you're considering.
I work for a long established estate agency in Rainham where we have experienced a number of flat sales put at risk due to leases having less than 80 years remaining. I have received contradictory information from local Rainham conveyancing solicitors. Can you confirm whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that 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. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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 buyer.
I am the registered owner of a ground-floor 1960’s flat in Rainham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to arrive at the price.
An example of a Lease Extension case for a Rainham premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The remaining number of years on the lease was 57.5 years.