My husband and I are refinancing our apartment in Bucklesham with Nottingham. We have a son approaching twenty who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the Nottingham 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 Nottingham 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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.

Can your site be used to find a Conveyancing solicitor in Bucklesham even if I’m not buying or selling a house, for example if I intend to buy a shop in Bucklesham with a loan from Yorkshire Building Society?

Our search tool is primarily utilised to find domestic conveyancing solicitors in Bucklesham but we have set out at the end of this page a few Bucklesham commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they can also act for Yorkshire Building Society

Can you clarify what the consequences are if my solicitor is expelled from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Bucklesham?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

The deeds to our home can not be found. The solicitors who handled the conveyancing in Bucklesham 10 years ago are no longer around. What are my options?

As long as the title is registered the information relating to your proprietorship will be retained by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, identify your property and secure up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.

I'm purchasing my first flat in Bucklesham with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent told me not disclose to my lawyer about this side-deal as it may adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

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.