My partner and I intend to remortgage our apartment in Croesyceiliog with Yorkshire BS. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this form unique to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

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

I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in Croesyceiliog for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Croesyceiliog conveyancing specialists.

How does conveyancing in Croesyceiliog differ for newly converted properties?

Most buyers of new build property in Croesyceiliog come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Croesyceiliog tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Croesyceiliog or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Croesyceiliog is where the house is located. Can you offer any advice?

Flying freeholds in Croesyceiliog are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Croesyceiliog you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Croesyceiliog may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am attracted to a two flats in Croesyceiliog both have in the region of fifty years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Croesyceiliog. The lease is a right to use the premises for a prescribed time frame. As the lease shortens the value of the lease reduces and it becomes more expensive to extend the lease. For this reason it is often a good idea to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on properties of this type. Lease extension can be a difficult process. We advise that you get professional help from a solicitor and surveyor with experience in this area.

I own a 1 bedroom flat in Croesyceiliog, conveyancing having been completed December 2008. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Croesyceiliog with a long lease are worth £227,000. The ground rent is £50 yearly. The lease ends on 21st October 2096

You have 71 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.