I am progressing with the sale of my flat in Rainham and the EA has just telephoned to warn that the purchasers are changing their solicitor. The reason given is that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a major mortgage company only deal with specific lawyers rather the firm that they want to choose to handle their conveyancing in Rainham ?
Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
Some advice if I may. My Rainham solicitor is advising me that she is duty bound toorder Rainham conveyancing searches resulting from the fact thatthe firm are on the HSBCconveyancing panel. Is my lawyer right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Rainham conveyancing searches.
We are buying a flat and need a conveyancing solicitor in Rainham who is on the Nationwide conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Rainham.
If you had a top tip for choosing a conveyancing solicitor in Rainham what would it be?
Do not opt for the lowest Rainham conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am assisting my aunt sell her house in Rainham. Will the solicitor arrange the energy performance certificate or it is for me to coordinate?
After the abolition of Home Packs, energy assessments was retained a compulsory part of moving house. An energy assessment needs to be to hand prior to the property being marketed. This is not a task that conveyancers ordinarily arrange. If you are using a Rainham conveyancing lawyer they might be able to arrange energy performance certificates due to their relationships with reputable Rainham providers
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being a right pain. The Rainham solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I have a renovated Edwardian house in Rainham. Conveyancing solicitor acted for me and Nationwide Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Nationwide Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rainham and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing lawyer who completed the work.
We have been advised by numerous family members to expect up to two months for Rainham conveyancing to complete.This was a month ago. The property information was only received to my property lawyer yesterday so now does it countdown?
There is no official timeframe for conveyancing in Rainham, or any location. You just have to make sure your finances are in order and wait for the rest to come together.