My husband and I intend to remortgage our flat in Aughton with . We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this form unique to the conveyancing panel as he never had to sign this form when we purchased 5 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 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 . This is solely used to protect 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 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.

What can a local search inform me concerning the property we're buying in Aughton?

Aughton conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Aughton conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

Are there restrictive covenants that are commonly identified during conveyancing in Aughton?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Aughton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I bought a 2 bed flat in Aughton, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Aughton with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 50

You have 50 years left to run the likely cost is going to be between £36,100 and £41,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

We are thinking of using an online as opposed to a Aughton conveyancing practice. Am I making a mistake?

There are advantages of being able to visit a local Aughton conveyancing solicitor such as

• signing papers and and when necessary
• sometimes being able to see someone face-to-face can make a significant difference, particularly for non-standard conveyancing
• the ability to raise concerns if matters go pear-shaped

When checking estimates, look out for hidden extras. The majority decent Aughton high street solicitors give an all-inclusive figure. Many online companies seem to offer cheap prices, but have hidden 'extras' in the fine print.