My fiance and I swapping mortgage lender for our maisonette in Noak Hill with Clydesdale. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 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 two concerns (1) Is this form unique to the Clydesdale conveyancing panel as he did not need to sign this form when we purchased 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 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.

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

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

About to purchase a new build apartment in Noak Hill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Noak Hill

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared.

I have been on the look out for a ground for flat up to £235,500 and found one near me in Noak Hill I like with a park and transport links nearby, however it only has 61 remaining years left on the lease. There is not much else in Noak Hill suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

I am seeking to acquire a repossessed house in Noak Hill and the vendor require completion inside a week. Can a conveyancing practitioner complete in this timeframe? Would it be better to use a high street Noak Hill firm or an online company that advertises to offer speedy conveyancing?

Attend your Noak Hill high street. Pop in to two or three companies and request to see a conveyancing solicitor for an estimate. Explain your requirements and get assurances on deadlines. Choose the firm that seems most efficient. Make sure to select a conveyancing practitioner on the panel of conveyancers approved by your mortgage company.