My fiance and I are refinancing our maisonette in Thorne 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 reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this extinguish his rights 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.

The Thorne conveyancing firm that I recently instructed on my house acquisition in Thorne have without warning closed. They were on acting for me because I had to have a firm on the conveyancing panel and my family Thorne lawyer was not. I wrote 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 let them know immediately so that they can let the sellers know 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 will need to appoint new lawyers that are on the 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 help.

I am assisting my sister sell her property in Thorne. Will the conveyancer arrange the energy performance certificate or do I organise this?

After the abolition of HIPs, energy performance certificates was kept a mandatory element of moving property. An energy assessment needs to be commissioned in advance of the property being placed on the market. This is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a Thorne conveyancing solicitor they may be able to arrange EPC’s given their contacts with long established local energy assessors

I am purchasing a property in Thorne. A rare aspect is that the roof has a solar panel. have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with your lawyer must follow the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for . The CML Handbook sets out minimum specifications for solar panel roof-space leases, and are required to report to where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Thorne.

have agreed my mortgage in principle, my offer on a property in Thorne has been accepted, what are the next steps?

Your estate agent will wish to know who your solicitors are (ensure that the are on the bank’s panel). Contact or the broker and finish off any appropriate paperwork. will appoint a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. will send the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Thorne.

I am purchasing a new build house in Thorne with a loan from . The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about the deal as it would affect my loan with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey done on a property in Thorne prior to instructing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may refuse to issue a mortgage on a flying freehold home.

It varies from the lender to lender. Santander has different instructions from Halifax. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Thorne. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Thorne to see if the conveyancing will be more expensive.