Can I use your services to locate a Conveyancing solicitor in Rainham even if I’m not buying or selling a house, for instance where I intend to acquire a shop in Rainham with a mortgage from Norwich and Peterborough Building Society?
Our search tool is primarily there to get a quote from residential conveyancing solicitors in Rainham but we have set out towards the bottom of this page a selection of Rainham commercial conveyancing firms. You should speak with the solicitors directly to check if they are also authorised to represent Norwich and Peterborough Building Society
How do I discover of the solicitor handling my conveyancing in Rainham is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for HSBC Bank thus spending £187.00 plus VAT in additional conveyancing bill.
You should make use of the search tool on this web page. Pick the mortgage company and type ‘Rainham’ or your preferred area and you will discover numerous solicitors based in Rainham or nearest you.
If you had a top tip for choosing a conveyancing solicitor in Rainham what would it be?
We would encourage you not to go for the lowest Rainham conveyancing quote. You really do get what you pay for when it comes to property lawyers. 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 the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Rainham. The Rainham property was put into my name in May. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some lenders would take a practical view as this provision principally exists to identify the purchase and immediately sell or the quick reselling of property.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Rainham building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Rainham conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancing practitioner is on the mortgage company panel, they must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Just acquired a terraced house in Rainham , What is the estimated time for the Land Registry to record my proprietorship? My Rainham conveyancing solicitor has been painfully slow, so I want to be sure the registration is addressed.
There is nothing unique when it comes to conveyancing in Rainham registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd parties. As of today approximately 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted delays. Registration is effected after the buyer is living at the premises therefore 'speed' is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
I am purchasing my first flat in Rainham with a mortgage from Coventry Building Society. The developers refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my conveyancer about this deal as it could impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should one remove a deceased person's details from the title register for a property in Rainham?
Where a Rainham property is jointly owned and one of the owners passes away, the name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as in the event of a disposal you would simply be asked to supply proof as to the reason the co owner is missing from the contract, such as the probate documents.
With the aim of making things smoother in the future you may arrange to have the deceased party removed from the title register by submitting an application to HM Land Registry with proof of the death. There is no charge from the Registry for this service.