My wife and I swapping mortgage lender for our apartment in Mexborough with Lloyds. We have a son 18 who lives with us. Our solicitor requested us to identify 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 property is forfeited by the lender. I have a couple of concerns (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 compromise his entitlement to inherit the property?

First, rest assured that your Lloyds 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 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 have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather appoint a high street conveyancing solicitor in Mexborough?

Do check but the chances are that allocate you one of their panel solicitors where you take up the "fee-free" offer. Speak to the bank to see if they make available a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Mexborough.

I got the keys to my house on 6 October and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Mexborough said it will be concluded inside ten days. Are titles in Mexborough uniquely lengthy to register?

There is nothing unique about conveyancing in Mexborough registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. As of today roughly 80% of such applications are fully addressed within two weeks but occasionally there can be extensive delays. Registration takes place after the new owner has moved in to the premises so post completion formalities is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.

I have been pointed in your direction by a few property agents in Mexborough to locate a solicitor on your site. Is there a financial advantage for Estate Agents to promote your lawyers ahead of another?

We don’t make any referral fee for directing people to this site. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

What are your top tips when it comes to appointing a Mexborough conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Mexborough conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Mexborough conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

How many lease extensions has the firm conducted in Mexborough in the last year?

Mexborough Leasehold Conveyancing - A selection of Queries Prior to buying

How many of the leaseholders are in arrears for their maintenance charge payments? On the whole the outlay for major works are not built into the maintenance charges, although some managing agents in Mexborough obliged leaseholders to contribute towards a reserve fund and this is used to offset against major works.