Am I correct in assuming that the fact that my conveyancer in Rainham is not on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. If you are concerned you should simply call the Rainham conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Is it realistic for conveyancing in Rainham to be done inside a month?

Where you are under a tight deadline to sign contracts we would recommend that your solicitor is familiar with the location as they will have local relationships and intelligence. It is even conceivable that they may have conducted previousproperties in the same neighbourhood. You would be best advised to use a Rainham conveyancing firm. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is said that just under twenty per cent of Rainham conveyancing deals are frustrated or jeopardised after finding out that a purchaser’s lawyer was not on their banks member panel. In many cases this discovery resulted in the transaction being held up by as much as 21 days. It is believed that this issue affects in the region of 100,000 home moves annually. Almost all Rainham conveyancing practices can not act for certain mortgage companies so do check as early as possible.

As someone clueless as to conveyancing in Rainham what is your top tip you can give me for the ownership transfer in Rainham

You may not hear this from too many lawyers but conveyancing in Rainham or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is lots of room for conflict between you and other parties involved in the ownership transfer. For example, the vendor, property agent and sometimes your mortgage company. Appointing a solicitor for your conveyancing in Rainham should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to protect your best interests and to keep you safe.

There is a worrying creep in the "blame" culture- someone has to be at fault for the process taking so long. You your first instinct should be to trust your lawyer above all other players when it comes to the legal transfer of property.

Should I instruct a Rainham conveyancing practitioner based in the location that I am purchasing? We have a good friend who can perform the conveyancing but his firm is located 200kilometers drive away.

The primary upside of using a high street Rainham conveyancing firm is that you can drop in to sign documents, hand in your identification documents and apply pressure on them if necessary. Having local Rainham know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that must trump using an unknown Rainham conveyancing solicitor just because they are Rainham based.

Completion is due on our sale of a £400,000 flat in Rainham next Friday. The landlords agents has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Rainham?

Rainham conveyancing on leasehold maisonettes normally necessitates fees being levied by landlords agents :

Answering pre-contract questions Where consent is required before sale in Rainham Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Rainham leasehold premises is £350. For Rainham conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Rainham conveyancing firm to help?

Most certainly. We are happy to put you in touch with a Rainham conveyancing firm who can help.

An example of a Lease Extension case for a Rainham residence 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 affected 1 flat. The unexpired lease term was 57.5 years.