I can't travel far from Kenton. Please clarify why all Kenton property lawyers are not on all lender panels?
Lenders tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a organisation is required to have two or more partners. As well as restricting the structure of firm, some banks for instance HSBC decided to reduce the number of firms they use to act for them. You should note that building societies have no responsibility for the standard of conveyancing given by any Kenton solicitor on their approved list. Property fraud was the primary trigger for the culling of conveyancing panels from 2008 notwithstanding that there are conflicting assessments about the extent of solicitor involvement in some of that fraud. Statistics via the Land Registry exposes that thousands of conveyancing firms only transact a couple of conveyances a year. Those supporting conveyancing panel pruning question why conveyancing firms deserve the right to remain on a bank panel when clearly conveyancing is not their primary expertise?
I own a freehold property in Kenton but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Kenton and has limited impact for conveyancing in Kenton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
In reviewing mumsnet.com for a cheap solicitor in Kenton, most say that I must use a CQS kitemarked solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures via the scheme protocol the standard covers numerous partnerships who execute conveyancing in Kenton.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Kenton?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Kenton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're FTB’s - had an offer accepted, yet the agent told us that the owners will only proceed if we appoint the agent's recommended lawyers as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor who is accustomed to conveyancing in Kenton
It is unlikely the vendors are behind this. Should the vendor desire ‘a quick sale', alienating a genuine purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you intend to instruct your preferred Kenton conveyancing solicitors - rather thanthose that will earn the estate agent a referral fee or hit his conveyancing figures set by head office.