In scouring online forums for a recommended solicitor in Kempston, many say that I must look for a CQS accredited lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark 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 * adherence to best practice conveyancing procedures through the scheme protocol It covers numerous organisations who handle conveyancing in Kempston.
My aunt pointed out to me me that in purchasing a property in Kempston there may be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Kempston which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Kempston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The mortgage over my property is with Principality for my property in Kempston. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval prior to letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel firm.
I recently had an offer agreed on an apartment in Kempston. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £200. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly identified as part of conveyancing in Kempston?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Kempston. 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…’
I am looking for a ground for flat up to £245,000 and identified one round the corner in Kempston I like with amenity areas and station nearby, however it's only got 51 years on the lease. There is not much else in Kempston for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
I have been recommended by a number of property agents in Kempston to choose a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to offer your site over and above another?
We don’t offer any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.