My fiance and I swapping mortgage lender for our penthouse in Norwood Green with Kent Reliance. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 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 repossessed. I have two concerns (1) Is this form unique to the Kent Reliance conveyancing panel as he did not need to sign this form when we purchased 5 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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.

What happens if my solicitor is expelled from the RBS Conveyancing panel ahead of completing my conveyancing in Norwood Green?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I am looking for a leasehold apartment up to £195,000 and found one near me in Norwood Green I like with a park and railway links nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Norwood Green in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you need a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have just been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Norwood Green. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Norwood Green ?

The majority of houses in Norwood Green are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Norwood Green so you should seriously consider shopping around for a Norwood Green conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Norwood Green conveyancing firm to represent me?

Most definitely. We can put you in touch with a Norwood Green conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Norwood Green flat is 6 Jessamine Road in August 2013. The Tribunals valuation (as annexed to the decision) calculated the amount payable as £18,355 for the freehold reversion This case affected 2 flats. The unexpired term as at the valuation date was 72.39 years.

I am thinking of using a web based property lawyer as opposed to a Norwood Green conveyancing firm. Am I making a mistake?

Advantages do exist in being able to visit a local Norwood Green conveyancing solicitor such as

• signing papers same day
• getting face-to-face explanations of things that need explaining
• the ability to raise concerns if things are not going as expected

When comparing quotes, look out for hidden extras. Most decent Norwood Green high street solicitors give an all-inclusive figure. Often online companies seem to offer low cost prices, but have burried 'extras' in the small print.