My wife and I are refinancing our apartment in Chiseldon with UBS. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this document specific to the UBS conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?

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

Having sold my house in Chiseldon last June but our buyer keeps e-mailing me to moan that her conveyancer needs to hear from mysolicitor. What should have happened following completion?

Following your house sale your lawyer should forward the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your lawyer should also send confirmation that the home loan has been repaid to the purchasers lawyers. There are no post completion steps unique to conveyancing in Chiseldon.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Chiseldon?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Chiseldon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How do I search for a Chiseldon solicitor on the HSBC Bank conveyancing panel? I am a keen cyclist and am willing to travel upto 25miles to meet the lawyer.

You can use the tool on this page. Please choose the lender and your location and you will see a number of Chiseldon conveyancing lawyers located nearest you. We have listed some Chiseldon conveyancing firms towards the end of this page and you can call them to see whether they are on the HSBC Bank panel

What are your top tips when it comes to appointing a Chiseldon conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Chiseldon conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Chiseldon conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

What are the charges for lease extension conveyancing?

I purchased a split level flat in Chiseldon, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Chiseldon with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease finishes on 21st October 2084

With just 59 years unexpired the likely cost is going to range between £20,900 and £24,200 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you 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 additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.