My partner and I are refinancing our penthouse in Morganstown 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, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this compromise his rights 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.

We're in Morganstown, FTBs purchasing with a mortgage (lender is Bank of Ireland , and our lawyer is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Am I right to be suspicious that brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Morganstown conveyancing practice?

As is the case with many professional services, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are lots of people with a vested interest in a conveyancing deal; estate agents, financial adviser and banks may suggest solicitors to appoint. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the right to select your preferred lawyer. You need to be aware that most lenders have an approved list of conveyancers you must use for the mortgage aspect of your house move.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it all the more appealing. I have since discovered that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Morganstown. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Morganstown ?

The majority of houses in Morganstown are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Morganstown so you should seriously consider looking for a Morganstown conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your solicitor should appraise you on the various issues.

I am the registered owner of a 1 bedroom flat in Morganstown, conveyancing was carried out 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Morganstown with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2090

With 65 years left to run the likely cost is going to range between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

Do online conveyancing organisations do everything a high street Morganstown solicitor does or must I use a solicitor for the final stages for my conveyancing in Morganstown?

Where you choose an online conveyancer they will cover all the work your Morganstown conveyancer will cover.