I have given 2 months notice to my existing landlord and have to vacate my rented property in Rainham by 18/9/2025. Conveyancing on my purchase is progressing. Can I complete in three weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to provide notice for your letting unless your lawyer suggests that you should. Assuming that you have not already done so, speak to your conveyancer and request that they cajole the other solicitors, try to a target completion date that everyone will look to achieve
The Rainham conveyancing lawyers that just started acting on my house acquisition in Rainham have suddenly closed. I only went with them because I needed a firm on the TSB conveyancing panel and my previous Rainham lawyer was not. I cut them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I just acquired a house at auction in Rainham. Conveyancing is required. What are my next steps?
Now that you are for in every practical sense signed on the dotted line you now have to instruct a conveyancing solicitor quickly as you will have a tight a fixed date to complete the deal. An auction property will ordinarily have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You must hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
We expect to receive a DIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Rainham solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Rainham solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
After shopping around on the internet I have found a Rainham solicitor having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Rainham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to our property are lost. The solicitors who dealt with the conveyancing in Rainham 5 years ago no longer exist. What are my next steps?
Gone are the days when you need to have the physical official documentation to prove you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
About to purchase a new build flat in Rainham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Rainham
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Rainham I like with a park and railway links nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Rainham for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they start the process of the extension and then assign 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 solicitor about this.