I plan on acquiring a maisonette in Rainham Kent. My lawyer is not on the lender approved list. Is it possible for me to retain my Rainham Kent conveyancing solicitor notwithstanding that they are not on the bank panel?
Your options include
- Proceed with your existing Rainham Kent conveyancer but your lender will need to use a solicitor from their conveyancing panel. The net result is additional fees together with probable frustration.
- Appoint a new conveyancing practitioner to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your solicitor to pull out all the stops to join the lender’s panel of solicitors
My fiancee and I are purchasing our first house. The conveyancer has calledto ask if we would like to purchase additional conveyancing searches. Frankly we in the dark as to what's appropriate for conveyancing in Rainham Kent
The extent of Rainham Kent conveyancing searches should be dictated primarily on the premises, the location, the possibility of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What matters is that you adequately appreciate what information each search could give you. Then you can make a decision if you personally think you need that information. Should you be in doubt, ask the conveyancer to explain.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Rainham Kent. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Kent Reliance will insist on your using a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
I am being advised by my solicitor that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Rainham Kent conveyancing?
The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I recently had an offer agreed on a house in Rainham Kent. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £175. Shortly after, the conveyancer called me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After what feels like an age I have had an offer on a maisonette in Rainham Kent agreed to, but there is a chain. The owners have offered on on an apartment, however it’s not yet tied up, and are looking at other apartments booked. I have selected a nearby conveyancing solicitor in Rainham Kent. What do I do now? At what stage should I apply for the mortgage with Coventry BS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Rainham Kent conveyancing search fees, etc). First, you should ensure that your conveyancer is on the Coventry BS approved list. As to the subsequent stages this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a rising market some home buyers would apply for the mortgage with Coventry BS and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with searches.
Should my conveyancer be making enquiries regarding flooding as part of the conveyancing in Rainham Kent.
Flooding is a growing risk for conveyancers dealing with homes in Rainham Kent. Some people will acquire a house in Rainham Kent, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or by their solicitors which can give them a better appreciation of the risks in Rainham Kent. The standard completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to discover if the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a purchaser may bring a claim for damages resulting from an misleading reply. A buyer’s conveyancers should also carry out an environmental search. This should reveal if there is a recorded flood risk. If so, more detailed inquiries should be made.
I used Stirling Law several years past for my conveyancing in Rainham Kent. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rainham Kent of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.