I am in the market for a low cost property lawyer. Do I opt for a nationwide conveyancer as opposed to a family Rainham conveyancing solicitor?
Existing third party relationships is an important consideration when appointing conveyancing solicitors. Rainham law firms benefit from long term relationships with financial advisers and agents, local authorities, surveyors and other law firms meaning the whole process is going to be much smoother for you. Having a well rounded intelligence of the local area is also a plus .
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a ground floor flat in Rainham. Do I receive the keys to the house on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Rainham?
On the day of completion you will not be required to go to the conveyancers office in Rainham. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
Completion of my remortgage has taken place for my property in Rainham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
About to purchase house in Rainham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rainham property lawyer is on the Virgin Money conveyancing panel.
How does conveyancing in Rainham differ for newly converted properties?
Most buyers of new build premises in Rainham come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Rainham usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rainham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Rainham is where the house is located. What do you suggest?
Flying freeholds in Rainham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rainham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rainham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the estate of my uncle I am disposing of a property in Monmouth but I am based in Rainham. My lawyer (based 200 kilometers awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Rainham who can witness this legal document for me?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are located in Rainham
I want to sublet my leasehold flat in Rainham. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Your lease dictates relations between the freeholder and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Rainham do not contain subletting altogether – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I own a a ground floor purpose built flat in Rainham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the price.
An example of a Lease Extension decision for a Rainham flat 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 related to 1 flat. The unexpired term was 57.5 years.