My fiance and I changing mortgage lender for our flat in Irlam with Santander. We have a son 18 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, giving up any rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this form unique to the Santander conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

First, rest assured that your Santander 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 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.

Completed the sale of my flat in Irlam last December but my buyer keeps texting every few hours to moan that their conveyancer is waiting to hear from mysolicitor. What are the post completion sale formalities following completion?

Following your house sale your lawyer should forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer should also evidence that the home loan has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks just for conveyancing in Irlam.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Irlam?

Its becoming the norm that commercial conveyancing solicitors in Irlam will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Irlam. 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 Irlam.

For each commercial conveyancing transaction in Irlam it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Irlam commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Irlam.

three months have gone by following my purchase conveyancing in Irlam completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am using a search engine for the words on line conveyancing in Irlam it reveals numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancing solicitor for my move?

The preferential way of finding a suitable conveyancer is via personal referral, so seek the guidance of friends and family who have purchased a property in Irlam or a reputable estate agent or mortgage broker. Charges for conveyancing in Irlam vary, so it's a good idea to secure a minimum of three quotes from different law firms. Be sure to seek confirmation that the fees are fixed.