we are a couple who are purchasing a newly converted apartment in Rainham with a mortgage from Virgin Money.We have a Rainham conveyancing lawyer but Virgin Money says she’s not on their "panel". we are left little option but to use a Virgin Money panel solicitor or retain our local solicitor and fork out for a Virgin Money panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan issued to you is subject to its terms and conditions, a common one being that conveyancers must be on the Virgin Money approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Virgin Money
How does conveyancing in Rainham differ for new build properties?
Most buyers of new build residence in Rainham approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Rainham tend to acquire the site, 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 conveyancers 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 accustomed to new build conveyancing in Rainham or who has acted in the same development.
I opted to have a survey completed on a house in Rainham in advance of retaining conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks may not grant a mortgage on such a house.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rainham. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my house. My past solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Rainham if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Rainham. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I am in need of some leasehold conveyancing in Rainham. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
If the lease is registered - and 99.9% are in Rainham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up trying to purchase the freehold in Rainham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Rainham conveyancing firm who can help.
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 unexpired lease term was 57.5 years.