My husband and I changing mortgage lender for our apartment in Horsham with Principality. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the Principality 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 Principality 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 Principality. This is solely used to protect Principality 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 Principality 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 planning to move property in April. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Horsham. Conveyancing lawyer was chosen before I stumbled across this website.

On the day of completion you can pick up the house keys from the property agent however this should only occur once the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You should inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Horsham or a solicitor that specialises in conveyancing in Horsham.

I am expecting a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Horsham solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Horsham solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

The formalities of my remortgage has taken place for my property in Horsham. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Taking into account that I am about to part with over three hundred thousand on 3 bedroom house in Horsham I would like to talk to a lawyer concerning thetransaction prior to giving the go ahead to the firm. Is this something that you can arrange?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Horsham.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Horsham should be the amount on the final invoice that you end up paying.

We're first time buyers - had an offer accepted, but the selling agent told us that the vendor will only move forward if we appoint their chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Horsham

It is highly unlikely the sellers are driving this. If they require ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and make sure they understand (a)you are motivated purchasers (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)however you are going to use your own,trusted Horsham conveyancing firm - rather thanthose that will earn the negotiator at the agency a kickback or achieve conveyancing targets pre-set by HQ.

Our lawyer in Horsham has uncovered a a legal deficiency with the lease for the apartment we are purchasing in Horsham. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer has advised that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the bank?

Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Horsham conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. The appropriate lender requirements must be adhered to by the mortgage company conveyancing panel who has to balance acting for you and the lender