My husband and I intend to remortgage our penthouse in Calne with Lloyds. 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, giving up any rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Lloyds conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up his entitlement 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.

Having sold my house in Calne last December yet the purchaser is SMS messaging every few hours complaining that her lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?

Following your disposal your conveyancer should send the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer must also evidence that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Calne.

I happen to be the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Calne. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in March. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many lenders would take a pragmatic view as this obligation primarily exists to pick up on subsales or the quick reselling of properties.

Can you point me to a directory of HSBC panel solicitors in Calne on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of lenders make their panel listings available on the web. If you are seeking to appoint a Calne property lawyer on the HSBC please make the most of our tool.

We were going to get a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Calne solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?

You will need to appoint Calne solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Calne I like with amenity areas and railway links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Calne in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage the shortness of the lease will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

We are soon to buying a house in Calne. Could the conveyancing practitioner have our transaction price private from sites such as Rightmove. what can I do to ensure this is not revealed?

HM Land Registry as a matter of law required to disclose price paid data on the official title for domestic properties countrywide including properties in Calne. The Title Register is an open document, so HMLR would be breaching their statutory duty excluded certain homes such as your property in Calne.

You can make a request of HMLR to hide the price paid data yet the answer will be a No.