My fiance and I swapping mortgage lender for our apartment in Llandegla with RBS. We have a son 18 who lives with us. Our solicitor requested us to identify any adults 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 form unique to the RBS conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your RBS 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 RBS. This is solely used to protect RBS 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 RBS 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 purchasing a house and need a conveyancing solicitor in Llandegla who is on the RBS solicitor panel. Can you recommend a local firm?

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

My husband and I are buying a newbuild apartment in Llandegla with a loan from The Royal Bank of Scotland.We have a Llandegla conveyancing practitioner but The Royal Bank of Scotland informed us her practice is not listed on their "panel". It seems we have no choice but to instruct a The Royal Bank of Scotland panel firm or retain our preferred solicitor and pay for a The Royal Bank of Scotland panel lawyer to represent them. This seems very unfair; Can we not simply insist that The Royal Bank of Scotland use our lawyer?

No, not really. The home loan issued to you contains various provisions, a common one being that solicitors must be on the The Royal Bank of Scotland conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

My wife and I buying a detached bungalow in Llandegla. We would like to carry out an extension to the side at the property.Will the conveyancing process include investigations to determine if these works are prohibited?

Your conveyancer will check the deeds as conveyancing in Llandegla can occasionally identify restrictions in the title documents which prevent certain alterations or require the permission of a 3rd party. Some additions need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Llandegla conveyancing practitioner on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

Planning on purchasing a flat in Llandegla. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llandegla lawyer is on the Nottingham conveyancing panel.

I have justbecome aware that Wolstenholmes have closed. They carried out my conveyancing in Llandegla for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest method to check if the premises is registered to you, you can make 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 Llandegla conveyancing specialists.