My fiance and I are refinancing our maisonette in Crick with Santander. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults 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 questions (1) Is this document specific to the Santander conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his entitlement 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 Santander. This is solely used to protect Santander 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 Santander 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.

I am purchasing my first flat in Crick with a loan from TSB. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not reveal to my conveyancer about this side-deal as it may affect my mortgage with the bank. 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.

I decided to have a survey carried out on a property in Crick before instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will not grant a mortgage on this type of property.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Crick. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I may need to let out our Crick basement flat for a while due to a career opportunity. We used a Crick conveyancing firm in 2004 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your last Crick conveyancing lawyer is no longer available you can check your lease to see if it allows you to sublet the premises. The rule is that if the deeds are silent, subletting is permitted. There may be a precondition that you must seek permission from your landlord or some other party prior to subletting. The net result is that you cannot sublet without first obtaining consent. Such consent is not allowed to be unreasonably turned down. If your lease prohibits you from letting out the property you will need to ask your landlord for their consent.

I acquired a studio flat in Crick, conveyancing was carried out April 2011. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Crick with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2089

You have 64 years unexpired we estimate the premium for your lease extension to be between £14,300 and £16,400 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

There are plenty of houses in Crick on unadopted roads. My husband and I are buying one such house. Are there any benefits to buying a house on a privately owned road?

Crick conveyancing lawyers are well versed in conveyancing propertieson private. The solicitor will investigate Land Registry data to find any rights or responsibilities. It is possible that there is a residents association that owners make annual contributions for the upkeep of the road. Where one exists, the road will likely be maintained and look better than publicly adopted.