My wife and I swapping mortgage lender for our penthouse in Vale Of Glamorgan with Santander. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the Santander conveyancing panel as he never had to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his entitlement 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 Santander. This is solely used to protect Santander 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 Santander 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.

My partner and I are selling our property in Vale Of Glamorgan and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Vale Of Glamorgan conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Vale Of Glamorgan. We have lived in Vale Of Glamorgan for many years we know of no issue. Should we contact our local Authority to get confirmation need.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

How does conveyancing in Vale Of Glamorgan differ for newly converted properties?

Most buyers of new build premises in Vale Of Glamorgan approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Vale Of Glamorgan usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Vale Of Glamorgan or who has acted in the same development.

I need to appoint a conveyancing solicitor for some conveyancing in Vale Of Glamorgan. I've chance upon a web site which appears to be the perfect solution If there is a chance to get all formalities completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am hoping to exchange soon on a studio apartment in Vale Of Glamorgan. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Vale Of Glamorgan should include some of the following:

You must be informed what is to be regarded as a Nuisance as far as the lease is concerned Does the lease require carpeting throughout thus preventing wood flooring? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Repair and maintenance of the property if lease has a provision for a slush account for major repairs?

I acquired a 2 bed flat in Vale Of Glamorgan, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Vale Of Glamorgan with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease expires on 21st October 2085

With only 60 years left to run we estimate the price of your lease extension to span between £20,000 and £23,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.