My husband and I swapping mortgage lender for our maisonette in Lymm and Warburton with Clydesdale. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose 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 apartment is repossessed. I have a couple of questions (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we bought 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 Clydesdale 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.

A friend suggested that if I am purchasing in Lymm and Warburton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Lymm and Warburton conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Lymm and Warburton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Lymm and Warburton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Lymm and Warburton.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who conducted the conveyancing in Lymm and Warburton 5 years ago are no longer around. What do I do?

As long as the title is registered the details of your ownership will be held by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, find your house and obtain current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.

I need to instruct a conveyancing practitioner in Lymm and Warburton for my purchase. Can I see a firm’s complaints history with the legal regulator?

Anyone can review presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.

My wife and I purchased a leasehold flat in Lymm and Warburton. Conveyancing and Virgin Money mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Lymm and Warburton who acted for me is not around. What should I do?

First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Lymm and Warburton conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Lymm and Warburton - Sample of Questions you should consider before buying

For many Lymm and Warburton leaseholds the outlay for major works tend not to be wrapped into the service charges, although a few managing agents in Lymm and Warburton obliged leasehold owners to contribute towards a sinking fund created for the specific intention of establishing a fund for major repairs or maintenance. Does the lease contain onerous restrictions? Where a Lymm and Warburton lease has fewer than 80 years it will affect the value of the flat. It is worth checking with your mortgage company that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably require a lease extension at some point and it is worth discovering what this would cost. For most Lymm and Warburtonlease extensions you will be required to have owned the premises for 24 months in order to be eligible to extend the lease.