My husband and I intend to remortgage our penthouse in Thornaby with Yorkshire BS. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?

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

The Thornaby conveyancing firm that I appointed last week on my purchase in Thornaby have suddenly closed. They were on acting for me because I needed a lawyer on the Nottingham conveyancing panel and my previous Thornaby lawyer was not. I issued them a cheque for two hundred pounds in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

Do commercial conveyancing searches disclose impending roadworks that may impact a commercial land in Thornaby?

Its becoming the norm that commercial conveyancing solicitors in Thornaby will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Thornaby. The search result provides 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 Thornaby.

For each commercial conveyancing transaction in Thornaby it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Thornaby commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Thornaby.

Are there restrictive covenants that are commonly picked up during conveyancing in Thornaby?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Thornaby. 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…’

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At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Thornaby. As opposed to estate agents and many comparison sites we are not in the business of charging firms a commission if you instruct them for your property ownership legalities in Thornaby