My husband and I intend to remortgage our apartment in Thorne with . We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 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 apartment is forfeited by the lender. I have two concerns (1) Is this form unique to the conveyancing panel as he never had to sign this form when we bought 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 . 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.

The Thorne conveyancing firm that I recently instructed on my house acquisition in Thorne have suddenly closed. I chose them because I needed a firm on the conveyancing panel and my family Thorne lawyer was not. I paid them 275 plus VAT on account. What do I do now?

If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

I am assisting my mother sell her house in Thorne. Does the solicitor arrange an energy performance certificate or it is for the seller to see to?

After the demise of HIPs, energy assessments became a mandatory element of moving property. An EPC needs to be commissioned prior to the property being advertised. This is not a task that lawyers normally organise. If you are instructing a Thorne conveyancing solicitor they may be willing to arrange energy performance certificates given their relationships with reputable Thorne assessors

I am buying a property in Thorne. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As you are obtaining a mortgage with your lawyer must follow the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for . The CML Handbook contains minimum provisions for solar panel roof-space leases, and are required to report to where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Thorne.

have agreed my mortgage in principle, my offer on a apartment in Thorne has been agreed to, what are the next steps?

The estate agent will wish to be advised as to your 's details (ensure that the are on the bank’s approved list). Contact or the financial adviser and complete any outstanding documentation. will sellect a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. will send the offer to you and your . The transaction will then take it’s course according the nature and complexity of the conveyancing in Thorne.

I am buying a new build house in Thorne with a mortgage from . The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not inform my lawyer about the side-deal as it may adversely affect my mortgage with . Is this normal?.

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.

I decided to have a survey carried out on a property in Thorne ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders will not give a mortgage on this type of house.

It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Thorne. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Thorne to see if the conveyancing will be more expensive.