My husband and I changing mortgage lender for our apartment in Duston with Yorkshire BS. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?

First, rest assured that your Yorkshire BS 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.

We intend to purchase a 1 bedroom apartment in Duston with a loan from Santander.We use our Duston conveyancing solicitor but Santander informed us she’s not on their "panel". we are left little option but to use a Santander panel solicitor or retain our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that lawyers must be on the Santander approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Santander

I am due to move house in June. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Duston. Conveyancing solicitor was organised before I stumbled across your page.

On the day of completion you can collect the keys from your estate agent but this can only be done when the vendors conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You will need to advise the removal company that you are ready to move in. We are not in a position to recommend a specific removal company but can assist you in locating a residential property solicitor in Duston or a legal practice that specialises in conveyancing in Duston.

I am the sole recipient of my late grandmother’s estate and I have everything in my name now, including the house in Duston. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in March. Do I have to wait half a year to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some lenders would take a practical view as this provision is principally there to identify subsales or the flipping of properties.

Can I be sure that the Duston conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Duston obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your transaction.

I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a house in Duston? or I am told that there is historic law that could mean that owners of property residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this suitable for conveyancing in Duston?

Unless a prior purchase of the property completed after 12 October 2013 you can take it that lawyers delivering conveyancing in Duston to continue to suggest a chancel search and or insurance against a claim.

We are about to exchange on the purchase a house in Duston but as a result of damage from the recent storms I have negotiated reparation from the current proprietors of £2k in the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process however the lender will not permit this. Should they have been notified?

The solicitor being on the bank conveyancing panel is obliged to advise the lender of any variations to the purchase amount. If you prohibit your conveyancer to notify the reduction to your bank then they would need to discontinue acting for you and the lender.