My fiance and I are refinancing our apartment in Rothwell with Lloyds. We have a son 18 who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of questions (1) Is this document specific to the Lloyds conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

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

I got the keys to my house on 1 August and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Rothwell advises it should be concluded in less than a month. Are transfers in Rothwell uniquely lengthy to register?

As far as conveyancing in Rothwell is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. As of today in the region of 80% of submission are completed within two weeks but occasionally there can be longer hold-ups. Registration is effected once the purchaser is living at the property thus an expedited registration is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.

I am buying a new build house in Rothwell with a mortgage from Accord Mortgages Ltd. The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not inform my conveyancer about the side-deal as it will put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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

Back In 2009, I bought a leasehold flat in Rothwell. Conveyancing and National Westminster Bank mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Rothwell who previously acted has long since retired. What should I do?

The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Rothwell conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a ground floor flat in Rothwell, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Rothwell with an extended lease are worth £227,000. The ground rent is £50 yearly. The lease ceases on 21st October 2097

With only 72 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my house purchase in Rothwell , but I am keen go ahead. Do I have options?

One option is to try and agree a smaller deposit. Many vendors will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second