My wife and I are buying a 2 bedroom apartment in Rainham with a mortgage. We would like to retain our Rainham conveyancer, however the lender says he's not on their "panel". It seems we have little option but to instruct one of the bank panel firms or continue with our Rainham property lawyer as well as pay for one of their panel firms to act for them. We regard this is unjust; are we not able to require that the bank use our Rainham property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Rainham conveyancing solicitor to apply to be on the conveyancing panel.
I had intended to instruct a conveyancing solicitor in Rainham for our house move. Our broker informed us that our mortgage lenders Halifax won't deal with them. Why is this not regarded as unfair competition?
Mortgage Companies tend to imposes restrictions either the type or the volume of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. As well as restricting the profile of firm, some have limited the number of solicitor practices they allow to represent them. Be aware that Halifax have no responsibility for the quality of advice provided by any member of Halifax Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there are mixed opinions concerning the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Rainham only execute very few conveyances per annum.
My friend advised me that where I am buying in Rainham I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Rainham conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Rainham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Rainham Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Rainham.
I used Stirling Law a few years past for my conveyancing in Rainham. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £195,000 and found one near me in Rainham I like with amenity areas and railway links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Rainham for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
What makes your site different to other web based conveyancing brokers for conveyancing in Rainham?
At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Rainham. Unlike many estate agents and brokerage sites we do not charge firms a fee if you select them for your conveyancing in Rainham