My partner and I intend to remortgage our apartment in Dyserth with Virgin Money. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal 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 Virgin Money conveyancing panel as he did not need to sign this form when we purchased 4 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 Virgin Money 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 Virgin Money. This is solely used to protect Virgin Money 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 Virgin Money 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.

Completed the sale of my flat in Dyserth last February yet the purchaser is e-mailing me complaining that his conveyancer needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?

Following your sale your conveyancer should send the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your lawyer should also evidence that the legal charge in favour of the lender has been repaid to the purchasers solicitors. There are no post completion requirements peculiar conveyancing in Dyserth.

I'm purchasing a new build house in Dyserth with a mortgage from Barnsley Building Society. The builders would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not to tell my lawyer about this side-deal as it will impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

How can the Landlord & Tenant Act 1954 affect my business premises in Dyserth and how can your lawyers assist?

The 1954 Act gives security of tenure to business leaseholders, granting the a statutory right to apply to court for a renewal lease and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Dyserth is one of the many locations in which the firms we work with have offices

How diverse are the property related services that Dyserth conveyancing organisations provide?

For the most part Dyserth conveyancing firms can provide various legal advice to residential and agricultural land owners, vendors, first time buyers, freeholders and tenants such as:

House sale conveyancing in Dyserth or across the country Residential purchase conveyancing in Dyserth and nationwide Planning and boundary enquiries Option and Lock-Out Agreements Residential Remortgages Estate Conveyancing