Me and my partner are buying a flat in Mobberley. My lawyer is not listed on the lender solicitor list. Am I still permitted to continue with my Mobberley conveyancing solicitor even though they are excluded from the lender panel of approved conveyancing solicitors?

You have numerous options open to you here

• Carry on with your preferred Mobberley solicitor but your mortgage company will no doubt instruct a conveyancing practitioner on their approved panel. The net result is additional fees and likely frustration.
• Choose a new lawyer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
• Convince your property lawyer to apply to join the bank panel

My husband and I intend to remortgage our apartment in Mobberley with TSB. We have a son 18 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 concerns (1) Is this form unique to the TSB 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 rights 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 TSB. This is solely used to protect TSB 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 TSB 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.

My wife and I have recently appointed a conveyancing solicitor in Mobberley. I I would like to check if they are accepted on the Clydesdale approved list of lawyers. Could you or the lender confirm if they are on the panel?

You should call your lawyer and ask them if they can act for the lender. Otherwise please get in touch with Clydesdale who may be able to help.

I need to instruct a conveyancing solicitor for leasehold conveyancing in Mobberley. I have discover a site which appears to be the perfect answer If there is a chance to get all this stuff completed via web that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I have just appointed agents to market my ground floor apartment in Mobberley. Conveyancing is yet to be initiated, but I have recently received a half-yearly service charge invoice – what should I do?

The sensible thing to do is pay the service charge as normal because all rents and maintenance payments should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a 2 bed flat in Mobberley, conveyancing was carried out in 2012. Can you work out an approximate cost of a lease extension? Equivalent properties in Mobberley with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2090

With 65 years unexpired we estimate the premium for your lease extension to span between £13,300 and £15,400 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.