My wife and I are refinancing our maisonette in Frodsham with Lloyds. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have a couple of questions (1) Is this form unique to the Lloyds conveyancing panel as he never had to sign this form when we bought 4 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 Lloyds. This is solely used to protect Lloyds 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 Lloyds 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 the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Frodsham. The Frodsham property was put into my name in December. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the property in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some banks would take a pragmatic view as this clause primarily exists to identify the purchase and immediately sell or the quick reselling of properties.

Can I be sure that the Frodsham conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Frodsham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.

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

As your lender is RBS your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease does not meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not limited to Frodsham.

Will commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Frodsham?

Its becoming the norm that commercial conveyancing solicitors in Frodsham will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Frodsham. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Frodsham.

For each commercial conveyancing transaction in Frodsham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Frodsham commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Frodsham.

We are four weeks into a residential purchase having been referred to solicitors by the high street agent to handle our conveyancing in Frodsham. I am not happy. Can you help me find new lawyers?

A lawyer would have to be very bad in order to consider replacing them. Has the mortgage been issued? If so you need to make them aware of the new contact details and have the mortgage documents are re-sent. Your new conveyancer needs to be on the banks approved list to avoid escalating expenses and complications. That should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your conveyancing in Frodsham

Back In 2008, I bought a leasehold flat in Frodsham. Conveyancing and Norwich and Peterborough Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Frodsham who previously acted has long since retired. Any advice?

First contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Frodsham conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a 2 bed flat in Frodsham, conveyancing having been completed in 1999. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Frodsham with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2092

With just 67 years unexpired we estimate the price of your lease extension to span between £10,500 and £12,000 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered 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.