My financial adviser requires my Cherry Burton solicitor’s panel member for the Lloyds conveyancing panel. Can you suggest how I discover this. I have tried my local Cherry Burton office but they cant find it on their system.

Have you tried contacting your Cherry Burton property lawyer about this?. They maintain a central record lender panel numbers.

My husband and I intend to remortgage our apartment in Cherry Burton with Virgin Money. We have a son 19 who lives with us. Our solicitor 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, giving up any rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the Virgin Money conveyancing panel as he never had to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Virgin Money conveyancing panel solicitor is doing the right thing 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 Virgin Money. This is solely used to protect Virgin Money 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 Virgin Money 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.

I'm the single beneficiary of my late mum's will with all property in now in my sole name, including the house in Cherry Burton. The Cherry Burton property was put into my name in March. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in March. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some mortgage companies would take a pragmatic view as this requirement chiefly exists to pick up on subsales or the wholesaling and assigning of property.

is it true that all Cherry Burton solicitor practices on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.

We have a mortgage agreed in principle with RBS. Cherry Burton conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from RBS?

There is no definitive answer here. Have RBS done the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The estate agent has sent us the confirmation of our purchase of a new build flat in Cherry Burton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Cherry Burton

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I own a leasehold flat in Cherry Burton. Conveyancing was finished in 2009. I have heard that I should not let the the remaining lease term to fall too short. Why is that a problem?

Cherry Burton leasehold properties are for a prescribed period - often ninety nine years when they started. However a significant flats in Cherry Burton were constructed or converted in the 60’s and so these leases now have under 80 years left to run. This may sound like plenty of time however Banks, Building Societies and other mortgage institutions on the whole require leases to have at least 75 years unexpired to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are nearing seventy five years. To optimize your property value you should be thinking about whether or not to extend your lease long before you come to sell it. Furthermore significant benefits to doing so before the lease hits eighty years as when the lease falls below eighty years the premium to be paid to extend starts to get a lot more expensive.