My husband and I changing mortgage lender for our maisonette in Shotton with Lloyds. 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 forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Lloyds conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his rights 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.

A colleague advised me that if I am purchasing in Shotton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Shotton conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Shotton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Shotton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Shotton Education with plans and statistics, Local Amenities and other useful data concerning Shotton.

The deeds to my house are lost. The solicitors who did the conveyancing in Shotton 4 years ago are no longer around. Will I be able to sell the house?

Assuming the title is registered the information relating to your proprietorship will be held by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, find your property and order up to date copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I am buying a new build house in Shotton with the aid of help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my lawyer about this side-deal as it could impact my mortgage with the lender. Should I keep quiet?.

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

Should one as executor remove a deceased person's details from the title register for a house in Shotton?

Where a Shotton property is co-owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. You are not required to remove their name as when it comes to a disposal you would simply need to supply proof as to the reason the co proprietor is missing from the conveyance, such as the probate documents.

With a view to making the sale conveyancing more straight forward in the future you can arrange to have the deceased name removed from the title entries by submitting an application to HMLR with evidence of the death. There is no charge from the Registry for this service.