My wife and I changing mortgage lender for our maisonette in Birkenshaw with Skipton. We have a son 19 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 apartment is repossessed. I have two concerns (1) Is this form unique to the Skipton conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this giving up his rights 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 Skipton. This is solely used to protect Skipton 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 Skipton 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.

We are planning to acquire a house and need a conveyancing solicitor in Birkenshaw who is on the Principality conveyancing panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Birkenshaw.

Will my lawyer be asking questions concerning flooding as part of the conveyancing in Birkenshaw.

The risk of flooding is if increasing concern for solicitors dealing with homes in Birkenshaw. There are those who acquire a house in Birkenshaw, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or by their solicitors which can give them a better appreciation of the risks in Birkenshaw. The standard information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to discover if the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer could bring a claim for damages as a result of such an inaccurate reply. The purchaser’s conveyancers should also order an environmental search. This will higlight if there is any known flood risk. If so, more detailed inquiries will need to be carried out.

I am selling my house. My former conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Birkenshaw if that affects matters.

Please use our search tool to help you find a solicitor for your conveyancing in Birkenshaw. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

Is it best to choose a Birkenshaw conveyancing lawyer in close proximity to the house I am purchasing? An old friend can carry out the legal work however they are based 300kilometers drive away.

The benefit of a local Birkenshaw conveyancing practice is that you can visit the firm to sign documents, deliver your identification documents and pester them if necessary. Having local Birkenshaw know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and they were happy that should outweigh using an unfamiliar Birkenshaw conveyancing solicitor solely due to them being local.