We were about to instruct a conveyancing solicitor in Rainham endorsed on your site but stumbled across alternative quotes via the web seem cheaper – how come?
You can find many firms of solicitors advertising self styled cheap conveyancing, yet more often than not additionalfees end up with the final bill being inflated. Conveyancers are obliged to make sure that fees contained in terms of engagement should be equitable raised The conveyancers that we list for conveyancing in Rainham clearly state all legal fees for the property you intend topurchase.
My fiance and I decided to purchase a newbuild apartment in Rainham with a residential mortgage from Norwich and Peterborough Building Society.We would like to retain our Rainham conveyancing solicitor but Norwich and Peterborough Building Society advised that she’s not on their "panel". It seems we have little choice but to instruct a Norwich and Peterborough Building Society panel lawyer or keep our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan issued to you is subject to its terms and conditions, one of which will be that conveyancers must be on the Norwich and Peterborough Building Society approved list. Until recently, most lenders had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
How does conveyancing in Rainham differ for new build properties?
Most buyers of new build premises in Rainham approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because builders in Rainham typically acquire the real estate, 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 accustomed to new build conveyancing in Rainham or who has acted in the same development.
My company is wishing to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering no-move-no fees for non-domestic conveyancing in Rainham for less than £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Rainham, including the disposal and purchase of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or call us so that we may furnish you with a detailed commercial conveyancing quote.
Frank (my husband) and I may need to let out our Rainham ground floor flat for a while due to taking a sabbatical. We used a Rainham conveyancing practice in 2004 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease governs relations between the landlord and you the flat owner; specifically, it will say if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Rainham do not prevent subletting altogether – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I am the registered owner of 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 premium due for the purchase of the freehold?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Rainham property 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 was in relation to 1 flat. The unexpired term as at the valuation date was 57.5 years.
My partner and I have just had an offer agreed on a house and had an appointment on Tuesday with Nationwide for the mortgage. They warned us that when it comes to selecting a conveyancer that unless they are on their approved panel of lawyers then we will have to pay out an extra charge of £200. This is is due to the fact that they will then have to select a property lawyer to act for them as well as the one we appoint for ourselves and we are liable for their invoice. I have requested Nationwide to provide me with a list so I can request quotes only from their approved solicitors but was told they dont have such a list to hand over. Is there a list online?
You can enquire of Nationwide what their panel criteria is for a solicitor.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for Nationwide previously. Where the answer to those is yes, then just clarify this with Nationwide. Alternatively please utilise our search facility and we should be able to locate a property lawyer in Rainham on the approved list for Nationwide.