My husband and I are refinancing our apartment in Port Isaac with . We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this form unique to the conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) In signing this form is our son in any way compromising his right 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 . 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.

I am thinking of remortgaging my apartment in Port Isaac, does my lawyer have to be on the Solicitor panel?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

My fiancee and I are in the process of looking at flats in Port Isaac and I am now considering a potential offer. Should I already have a in place at this stage? I will be getting a mortgage with .

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are taking out a mortgage with , ask your prospective lawyers if they are on the conveyancing panel otherwise they can't do the mortgage legal work.

Completion of my purchase has taken place for my property in Port Isaac. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I had an offer accepted on a house in Port Isaac on , valuation was booked 4 days later, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Are entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue a mortgage 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.

Do commercial conveyancing searches reveal planned roadworks that could impact a commercial land in Port Isaac?

Many commercial conveyancing solicitors in Port Isaac will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Port Isaac. The search result sets out definitive data 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 Port Isaac.

For each commercial conveyancing transaction in Port Isaac it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Port Isaac commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Port Isaac.

I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Port Isaac I like with a park and station in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Port Isaac suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.