My husband and I are refinancing our flat in Harrold with Santander. 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, waiving any legal rights in the event that the property is repossessed. I have a couple of concerns (1) Is this form unique to the Santander conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this giving up 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.

We are downsizing from our home in Harrold and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Harrold conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing practice rather than a conveyancing solicitor in Harrold. We have lived in Harrold for 4 years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. What do they say? 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)

I am buying a new build apartment in Harrold. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Harrold

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

My business partner and I are intending to take an assignment of a lease of a shop on the high street. Can you recommend lawyers offering competitive charges for non-domestic conveyancing in Harrold for below £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Harrold, including the sale and acquisition of businesses as well as simply property. If you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. Regarding the costs this will depend on the structure and terms of the deal. Please provide us with your contact information or call so as to enable us to provide you with comprehensive commercial conveyancing quote.

My brother has encouraged me to instruct his conveyancers in Harrold. Should I use them?

No doubt the best way to select a conveyancing solicitor is to get feedback from friends or relatives who have actually used the solicitor you're are thinking of instructing.