Is the fact that my conveyancer in Rainham is not identified on my bank's solicitor panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Rainham conveyancing firm and ask them why they are no longer on the approved list for your bank.

We are buying a victorian detached house in Rainham. Our aim is to convert the garage to an office at the property.Will the conveyancing process include investigations to determine if these alterations are permitted?

Your solicitor will review the deeds as conveyancing in Rainham will sometimes identify restrictions in the title deeds which prohibit certain alterations or need the permission of another owner. Certain works call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I am selling my house. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being problematic. The Rainham solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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.

have agreed my home loan in principle, my bid on a house in Rainham has been agreed to, now what?

Your estate agent will want to be advised as to your 's details (make sure the are on the bank’s approved list). Telephone or the broker and finalise any relevant forms. will instruct a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. will issue the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Rainham.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Rainham. Conveyancing is daunting 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 are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Rainham

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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Rainham is the location of the property. Is there any guidance you can impart?

Flying freeholds in Rainham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rainham you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rainham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How easy is it to change a solicitor as I need to find a Rainham based firm who is on the lender conveyancing panel. Is it advisable to appoint a new law firm?

In the event that you have not formally appointed a solicitor to commence the conveyancing and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Rainham that you're considering.