My husband and I swapping mortgage lender for our apartment in Maze Hill with Santander. We have a son 19 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 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 forfeited by the lender. I have two questions (1) Is this form unique to the Santander conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?

First, rest assured that your Santander 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 Santander. This is solely used to protect Santander 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 Santander 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.

Are the Maze Hill conveyancing solicitors identified as being on the UBS conveyancing panel, together with their details provided by UBS?

Maze Hill conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

I am planning to move home in July. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Maze Hill. Conveyancing solicitor was found before I stumbled across this page.

On the afternoon of completion you can collect the house keys from your selling agent however this can only take place when the sellers solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you will need to tell the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can help you choose a conveyancing in Maze Hill or a lawyer with expertise in conveyancing in Maze Hill.

I happen to be the only recipient of my late father’s estate with all property in now in my sole name, including the my former home in Maze Hill. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in March. Will no one buy the property for half a year?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the lender as this clause is chiefly there to capture subsales or the quick reselling of properties.

We expect to receive a DIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Maze Hill solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?

You will need to appoint Maze Hill solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

I'm buying my first flat in Maze Hill with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not reveal to my lawyer about the extras as it could impact my mortgage with Skipton Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

My partner has suggested that I appoint his conveyancers in Maze Hill. Should I use them?

There are no two ways about it the ideal way to find a conveyancing solicitor is to seek guidance from friends or family who have used the solicitor you're are thinking of instructing.