My husband and I are refinancing our apartment in Caerphilly with Co-operative. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this form unique to the Co-operative conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his entitlement 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 Co-operative. This is solely used to protect Co-operative 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 Co-operative 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 are planning to buy with Earl Shilton BS. We have called around locally yet am unable to find a Caerphilly conveyancing firm on the Earl Shilton BS approved list. Can you help?

You should make the most of the search tool on this site. Pick the building society and type Caerphilly or your preferred area and you will see a number of lawyer offices in Caerphilly or near you.

I am purchasing my first flat in Caerphilly benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not to tell my lawyer about this deal as it would affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a flat up to £305k and found one close by in Caerphilly I like with amenity areas and railway links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Caerphilly in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a mortgage that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

My step-father has urged me to instruct his lawyers for conveyancing in Caerphilly. Should I find my own conveyancer?

Much as we are happy to recommend a Caerphilly conveyancing lawyer the ideal way to find a conveyancing lawyer is to seek feedback from friends or relatives who have actually used the conveyancer you're considering.