My husband and I changing mortgage lender for our maisonette in Beaconsfield with RBS. We have a son 19 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 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 apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the RBS conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this extinguish his rights 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 RBS. This is solely used to protect RBS 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 RBS 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.

My father informed me that in buying a property in Beaconsfield there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?

There are a number of properties in Beaconsfield which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Beaconsfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all Beaconsfield Conveyancing Quality Solicitors on the Leeds Building Society conveyancing list of approved practices?

A selection of banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

The formalities of my purchase has taken place for my property in Beaconsfield. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when acquiring a property in Beaconsfield?

Unless a prior acquisition of the premises completed post 12 October 2013 you can assume that conveyancing practitioners delivering conveyancing in Beaconsfield to continue to propose a a chancel search and or chancel repair liability insurance.

The estate agent has sent us the confirmation of our purchase of a new build flat in Beaconsfield. 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 selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Beaconsfield

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I today plan to offer on a house that appears to be perfect, at a great figure which is making it more attractive. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Beaconsfield. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

Most houses in Beaconsfield are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Beaconsfield in which case you should be looking for a Beaconsfield conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your lawyer will advise you fully on all the issues.

Beaconsfield Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

Is there a share of the freehold? How many of the leaseholders are in arrears for their service charge payments? It would be sensible to discover if there are any onerous prohibitions in the lease. For example it is very common in Beaconsfield leases that pets are not allowed in certain buildings in Beaconsfield. If you love the propertyin Beaconsfield but your cat can’t move with you then you have a very difficult compromise.