My fiance and I changing mortgage lender for our apartment in Pangbourne with . We have a son 18 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 repossessed. I have two questions (1) Is this document specific to the conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

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

It is a dozen years since I purchased my house in Pangbourne. Conveyancing solicitors have just been appointed on the sale but I can't track down the title deeds. Is this a major issue?

Don’t worry too much. First there is a possibility that the deeds will be kept by your lender or they could still be with the solicitor who acted in your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Pangbourne involves registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.

I am planning to acquire a house and require a conveyancing solicitor in Pangbourne who is on the solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Pangbourne. We dont recommend any particular firm.

I'm remortgaging my existing home to a buy to let mortgage with and I will use the rest of the raised equity towards another house. The neighborhood we are looking at is Pangbourne. Will your solicitors be able to act for the two lenders and link together the transactions?

Make use of our comparison tool on this site to check that the lawyers are on the appropriate lender panels. Having checked that they are the solicitor should be able to tie up the two transactions but you should have a chat with you conveyancer and make clear your expectations and needs.

My conveyancers in Pangbourne have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.