My partner and I swapping mortgage lender for our flat in Worcestershire with HSBC. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two questions (1) Is this form unique to the HSBC conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?

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

It is 10 years ago since I acquired my house in Worcestershire. Conveyancing solicitors have just been instructed on the sale but I am unable to locate the title deeds. Is this a problem?

You need not be too concerned. Firstly the deeds may be retained by the lender or they may be in the possession of the conveyancers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Worcestershire relates to registered property but in the rare situation where your property is unregistered it is more problematic but is resolvable.

I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to appoint a high street conveyancing solicitor in Worcestershire?

Do check but the chances are that allocate you one of their panel solicitors if you take up the "fee-free" incentive. Call the mortgage company to check if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Worcestershire.

I'm buying a new build house in Worcestershire benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about this extras as it may adversely affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

My company is looking to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering competitive costs for commercial conveyancing in Worcestershire for under 2k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Worcestershire, including the disposal and purchase of businesses as well as simply property. If you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. As for the fees these will vary based on the structure and terms of the deal. Please provide us with your details or telephone so as to enable us to provide you with a fixed commercial conveyancing calculation.