My partner and I swapping mortgage lender for our penthouse in Johnstown with . We have a son 19 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 a couple of concerns (1) Is this document specific to the conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

First, rest assured that your 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 . 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.

We previously chose solicitors located in Johnstown on the solicitor panel. They have just invoiced me a supplemental sum for handling the mortgage. Is this an additional conveyancing fee set by ?

Provided it is contained in their Terms of Engagement or Quote then yes your is entitled to levy a fee for this. This charge is not dictated by but by your Johnstown . Some firms on the panel will quote an ‘acting for lender’ fee and others do not.

My wife and I have organised a further advance on our mortgage from as we intend to conduct improvements to our home in Johnstown. Are we obliged to select a nearby Johnstown solicitor on the conveyancing panel to handle the paperwork?

do not ordinarily instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Johnstown is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Johnstown?

Many commercial conveyancing solicitors in Johnstown will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Johnstown. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Johnstown.

For every commercial conveyancing transaction in Johnstown it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Johnstown commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Johnstown.

I have recentlybecome aware that Stirling Law have closed. They carried out my conveyancing in Johnstown for a purchase of a leasehold flat 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?

The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Johnstown conveyancing specialists.

Due to the advice of my in-laws I had a survey completed on a house in Johnstown in advance of retaining solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies will refuse to grant a loan on this type of home.

It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Johnstown. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Johnstown to see if the conveyancing costs will increase in light of this.