My husband and I swapping mortgage lender for our apartment in Ham with Yorkshire BS. We have a son 18 who lives at home. Our solicitor requested us to identify any adults 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 flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise 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 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 am helping my niece sell her flat in Ham. Does the conveyancer order the energy performance certificate or should I organise this?

Following the demise of Home Information Packs, energy performance certificates was kept a required element of moving house. An EPC needs to be to hand in advance of the property being placed on the market. It is not a task that conveyancers ordinarily arrange. Where you are instructing a Ham conveyancing practitioner they might be willing to arrange EPC’s given their relationships with long established Ham providers

I have been told by my conveyancer that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Ham?

The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

Can I be sure that the Ham conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Ham seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your conveyancing.

I need some expedited conveyancing in Ham as I am under a deadline to sign on the dotted line within one month. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not taking a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Ham the following are instances of what can show up and adversely affect market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Road Schemes,...

Due to the advice of my in-laws I had a survey completed on a property in Ham in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some lenders may refuse to issue a mortgage on this type of home.

It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ham to see if the conveyancing costs will increase in light of this.

My partner is purchasing a shared ownership flat in Ham. He was given a quote by the lawyer connected to the selling agents and it came to £1275 . It was 7 years ago I sold and purchased a property and the fee was £450. Have fees really gone up that much?

We would recommend that you contact a few local Ham conveyancing firms seeking prices. You should base your choice not solely on cost, but on promptness and on how comprehensive the reply was.