My husband and I intend to remortgage our penthouse in Knowle with Virgin Money. We have a son approaching twenty who lives at home. Our solicitor requested us to identify 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 flat is repossessed. I have two concerns (1) Is this form unique to the Virgin Money conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right 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 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.

Can you explain why leasehold purchase conveyancing in Knowle costs more?

The conveyancing charges on a leasehold property in Knowle is often more expensive as compared to a freehold residence. This is due to the supplemental investigations required in corresponding with the landlord and managing agents to collate the information concerning whether the rent and maintenance charges have been paid and whether there are any major works due in the foreseeable future on repairs or maintenance of the building.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Knowle. Do I pick up the keys to the property on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Knowle?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.

Can I be sure that the Knowle conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Knowle 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 which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.

I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being pedantic. The Knowle solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My father has recommend that I appoint his conveyancers in Knowle. Should I use them?

Much as we are happy to recommend a Knowle conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to have referrals from friends or relatives who have actually previously instructed the conveyancer you're considering.

I need to change lawyers as my Knowle lawyer is not on the mortgage company's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?

If you haven't yet appointed a conveyancer to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Knowle that you're considering.