My fiance and I are refinancing our maisonette in Glan Conwy with Skipton. 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, giving up any rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the Skipton conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?

First, rest assured that your Skipton 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 Skipton. This is solely used to protect Skipton 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 Skipton 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 is a decade since I acquired my house in Glan Conwy. Conveyancing solicitors have now been instructed on the sale but I am unable to find the title documents. Is this a problem?

Don’t worry too much. First the deeds may be with your mortgage company or they may stored with the solicitor who acted in your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Glan Conwy involves registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.

I am buying a new build house in Glan Conwy with a mortgage from TSB. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about this side-deal as it will put at risk my mortgage 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.

What does commercial conveyancing in Glan Conwy cover?

Non domestic conveyancing in Glan Conwy incorporates a broad range of services, given by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

We have just had a bid accepted on our first house in Glan Conwy, and are about to get solicitors lined up. I have used the various comparison tools and the fee estimates are from all across the England and Wales. Is it advisable to have a Glan Conwy solicitor local to our prospective new home? I am willing to do everything over the internet, but I am thinking at some stage we will need to attend the solicitor's office to sign documents?

On the whole there is no requirement to attend the office of your property lawyer, they can send any relevant papers to you, which you can sign and return. Many buyers and sellers choose to instruct a locally based solicitor, but it is not essential for conveyancing in Glan Conwy.