My partner and I changing mortgage lender for our maisonette in Solva with Lloyds. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 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 flat is repossessed. I have a couple of questions (1) Is this form unique to the Lloyds conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?

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

As I am unsure how the conveyancing process works what is the most important number one tip you can give me about purchase conveyancing in Solva?

Not many law firms shout this from the rooftops but conveyancing in Solva and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the legal transfer of property. For example, the seller, estate agent and sometimes a mortgage company. Selecting a lawyer for your conveyancing in Solva should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the process whose interest is to act in your best interests and to keep you safe.

Sometimes a third party with a vested interest will try and sway you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your financial adviser may try to convince you to do something that is against your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Is it necessary to take out insurance to cover chancel repairs when buying a house in Solva?

Unless a prior acquisition of the property completed post 12 October 2013 you can assume that conveyancing practitioners conducting conveyancing in Solva to remain encouraging a chancel search and or insurance against a claim.

Me and my brother purchased a 4 bedroom Victorian property in Solva. Conveyancing lawyer represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Solva and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who conducted the purchase.

I’m about to sell my basement flat in Solva. Conveyancing solicitors are to be appointed soon, but I have recently had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is discharge the service charge as you normally would as all rents and service payments will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I own a garden flat in Solva, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Solva with an extended lease are worth £211,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2092

With only 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.