I am acquiring a house mortgage free in Rainham. I have lived for the last dozen years in Rainham. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Rainham conveyancing searches are optional. Your conveyancer will try and sway you, perhaps strongly, that you should have searches carried out, but he is duty bound to do this. One thing to take into account; if you are likely to dispose of the house one day, it may be of importance to your prospective purchaser what the searches determine. Sometimes premises with apparent issues can still show up unexpected search results. A good conveyancing solicitor in Rainham should be able to give you some sensible guidance here.
Finally the sale completed on my house in Rainham last February yet the purchaser is whats apping daily to moan that her lawyer is waiting to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Following your disposal your conveyancer is duty bound to send the transfer deeds and all additional paperwork to the buyer’s solicitors. If applicable, your solicitor must also send confirmation that the mortgage has been redeemed to the buyers conveyancers. There is unlikely to be post completion procedures just for conveyancing in Rainham.
Are the BSA intent on creating a search tool with a view to to identify solicitors on the Norwich and Peterborough Building Society conveyancing panel for example in Rainham?
We are not aware of any intention on the part of the BSA to promote such a tool.
When it comes to lenders such as Kent Reliance, do Rainham solicitors have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am expecting a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Rainham solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Rainham solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have a mortgage with Virgin Money for my property in Rainham. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
Virgin Money must be informed of your intention prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel lawyer.
Various internet forums that I have come across warn that are the number one cause of obstruction in Rainham conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Rainham.
My fiance and I yesterday become aware that one of the partners of the solicitors undertaking the purchase conveyancing in Rainham is a relative of the seller. Is this allowed?
Provided no conflict arises this is permitted. If you are needing a mortgage then the lender may have a say as many banks have specific instructions concerning this. For example for RBS - Virgin One as of 22/6/2019, the requirements read as follows :