Find an Approved Solicitor on the Kent Reliance (a trading name of OneSavings Bank plc)
Kent Reliance Conveyancing Panel : Questions and Answers
For what reasons would a law firm be excluded from the Kent Reliance approved conveyancing panel?
A survey recently commissioned by the Solicitors Regulatory Authority found that three quarters of solicitor practices had been excluded from a lender panel. The most common reasons in order are :
- Low volume of transactions
- the lawyer is a sole practitioner
- as part of the HSBC panel reduction
- regulatory contact by SRA
- accidental removal. We are not aware of the specific or common criteria for removal by Kent Reliance
My wife and I changing mortgage lender for our apartment with Kent Reliance. We have a son 18 who lives with us. The solicitor on the Kent Reliance conveyancing panel has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this form unique to the Kent Reliance conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Kent Reliance .This is solely used to protect the Kent Reliance if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Kent Reliance had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Do I have to pop into the offices of the Kent Reliance conveyancing panel solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Bristol
so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for Kent Reliance undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
I am attempting to get my former partner taken off the mortgage deeds. Can Kent Reliance really tell me which solicitor I can or can not use?
You can use any solicitor you like but Kent Reliance then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Kent Reliance solicitors panel
We expect to receive a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc).Do the Kent Reliance recommend a solicitor on the Kent Reliance conveyancing panel, or is it better to find our own lawyer
You will need to appoint solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and the Kent Reliance through the process.
I have paid off my mortgage with Kent Reliance. I assume I don't need a solicitor on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Kent Reliance mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
but are not moving to another property
where the Kent Reliance has sent the Land Registry the discharge electronically, and
the Kent Reliance has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Kent Reliance mortgage has been paid off.
The mortgage over my property is with Kent Reliance. Conveyancing has been completed months 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 BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance prior to letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent 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 Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel solicitor.