Forgive me if this question is silly but I am unexperienced as a first time purchaser of a garden flat in Rainham. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Rainham?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

My wife and I have arranged a further advance on our mortgage from as we intend to conduct renovations to our home in Rainham. Do we need to appoint a bricks and mortar Rainham solicitor on the conveyancing panel to handle the paperwork?

don't usually instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the list.

I am expecting a DIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Rainham solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Rainham solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

Me and my brother own a terraced Victorian house in Rainham. Conveyancing solicitor acted for me and . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rainham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the purchase.

Due to the guidance of my in-laws I had a survey completed on a house in Rainham before appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some banks may not grant a loan on such a property.

It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rainham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rainham to see if the conveyancing costs will increase in light of this.

There are only 72 years remaining on my lease in Rainham. I now want to extend my lease but my freeholder is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have done all that could be expected to locate the landlord. For most situations a specialist may be useful to conduct investigations and prepare an expert document which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the application to the County Court overseeing Rainham.

I bought a 1 bedroom flat in Rainham, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Rainham with a long lease are worth £165,000. The ground rent is £45 per annum. The lease finishes on 21st October 50

With 50 years unexpired the likely cost is going to range between £36,100 and £41,800 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

How does one as executor remove a departed person's name from the title register for a property in Rainham?

Where a Rainham property is co-owned and one of the owners passes away, their name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a disposal you would just be asked to evidence why the co owner is not a party to the contract, ordinarily this is in the form of the probate documents.

With a view to making the sale conveyancing simpler for the sale of the property you may apply to have the deceased person removed from the title by applying to HMLR with proof of the death. There is no land registry fee payable.