My husband and I are refinancing our penthouse in Bedford Park with Nottingham. We have a son 19 who lives at home. Our solicitor requested us to identify 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 property is repossessed. I have two concerns (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) In signing this form is our son in any way compromising his right 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.

We are buying a flat and require a conveyancing solicitor in Bedford Park who is on the Principality approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Bedford Park.

I am buying a terraced house in Bedford Park. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Bedford Park you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bedford Park.

When it comes to lenders such as Co-operative, do Bedford Park solicitors have to pay an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Is it the case that all Bedford Park solicitors on the Leeds Building Society conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

My partner and I have arranged the release of further funds on our mortgage from Aldermore as we intend to carry out a loft conversion to our home in Bedford Park. Are we obliged to appoint a local Bedford Park solicitor on the Aldermore conveyancing panel to deal with the legals?

Aldermore don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.

Do I stop the direct debit for my mortgage with Nationwide once a completion date for my sale in Bedford Park has been set?

You would be well advised to continue meeting any mortgage payments to Nationwide pending the mortgage being repaid on completion as part of your Bedford Park conveyancing.