Is the fact that my solicitor in White City is not listed on my bank's solicitor panel that there is a problem with the standard of her work?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 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 solicitor 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 White City conveyancing firm and enquire why they are no longer on the approved list for your bank.

I own a freehold property in White City but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in White City and has limited impact for conveyancing in White City 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

After looking at online forums for a conveyancing solicitor in White City, many advise that I should look for a CQS kitemarked lawyer. Can you explain what CQS is?

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 processes via the scheme protocol Membership covers many organisations who execute conveyancing in White City.

My uncle has urged me to instruct his conveyancing solicitors in White City. Do I follow his advice?

There are no two ways about it the best way to select a conveyancing practitioner is to seek referrals from friends or family who have actually previously instructed the solicitor that you are contemplating using.

Is there a reason that White City conveyancing charges are higher for leasehold and freehold properties?

Leasehold conveyancing in White City can involve additional due diligence such as checking the lease, liaising with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.