We decided to go with a Frognal based lawyer for my conveyancing in Frognal last week. Looking through the Ts and Cs I seeI am responsible for charges even if the sale aborts. Should I ditch them and choose a web based lawyer promising no completion no charge conveyancing in Frognal?

It is usually a trade off in that if "No Completion No Fee" is offered then the fee levels will generally be higher to counteract the transactions that fail to complete. Please beware that these deals tend not to cover outlay such your Frognal conveyancing search charges.

My fiance and I intend to remortgage our maisonette in Frognal with HSBC. We have a son 19 who lives with us. 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, waiving any legal rights in the event that the property is repossessed. I have a couple of questions (1) Is this document specific to the HSBC conveyancing panel as he never had to sign this form when we remortgaged 5 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 HSBC 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 HSBC. This is solely used to protect HSBC 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 HSBC 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.

What does my ID and proof of funds have anything to do with my conveyancing in Frognal? What am I being asked for?

Frognal conveyancing solicitors as well as nationwide property lawyers throughout the UK have a duty under money laundering regulations to verify the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).

Evidence of source of funds is also required under the money laundering laws as solicitors are duty bound to check that the funds you are using to purchase a property (be it the exchange deposit or the total purchase monies where you are a cash purchaser) has originated from a reputable source (such as an inheritance) and is not the proceeds of criminal behaviour.

A friend suggested that where I am purchasing in Frognal I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Frognal conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Frognal around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Frognal Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Frognal.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Frognal is where the house is located. Can you offer any assistance?

Flying freeholds in Frognal are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frognal you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frognal 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 premises.