My husband and I are refinancing our apartment in Ravenglass with Co-operative. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 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 flat is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Co-operative 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 rights to inherit the property?

First, rest assured that your Co-operative 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 Co-operative. This is solely used to protect Co-operative 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 Co-operative 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.

Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Ravenglass so that I can pop in to their offices when needed.

As opposed to 15 years ago, almost all banks no longer oblige their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to supply ID documents and there are still manifest benefits to choosing a locally based solicitor, in your situation a conveyancing solicitor in Ravenglass.

I am helping my mother sell her house in Ravenglass. Does the conveyancing solicitor commission the EPC or it is for the owner to coordinate?

After the demise of HIPs, energy assessments was maintained a compulsory part of selling a property. An energy assessment should be to hand prior to the property being advertised. This is not a task that law firms normally arrange. Where you are using a Ravenglass conveyancing practitioner they might be able to arrange energy assessments given their relationships with reputable local assessors

I am being advised by my solicitor that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Ravenglass?

The right level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being a right pain. The Ravenglass solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

We are purchasing a property and the lawyer has identified Chancel Repair to which the house could be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly warranted for conveyancing in Ravenglass

Unless a prior acquisition of the premises completed after 12 October 2013 you can assume that lawyers handling conveyancing in Ravenglass to remain encouraging a chancel search and or chancel repair liability policy.

I am buying a new build flat in Ravenglass. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ravenglass

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.