My partner and I intend to remortgage our maisonette in Ryhall with Yorkshire BS. We have a son 19 who lives with us. Our solicitor requested us to identify anyone over the age of 17 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 document specific to the Yorkshire BS conveyancing panel as he did not need to sign this form when we purchased 3 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 Yorkshire BS 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.

We had chosen conveyancers located in Ryhall on the UBS solicitor approved list. They have just invoiced me a supplemental sum for handling the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can levy a fee for this. This fee is not set by UBS but by your Ryhall conveyancing practitioner. Plenty of firms on the UBS panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.

We are getting a further advance on our home loan from Bank of Ireland as we intend to conduct renovations to our property in Ryhall. Do we need to choose a bricks and mortar Ryhall solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?

Bank of Ireland do not ordinarily require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.

The mortgage over my property is with Virgin Money for my property in Ryhall. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

Your original mortgage agreement with Virgin Money will provide that you need their approval in advance of renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.

Just bought a terraced house in Ryhall , how long should it take for the Land Registry to record my title? My Ryhall conveyancing solicitor works at snail pace, so I want to be certain the registration is dealt with.

There is nothing unique when it comes to conveyancing in Ryhall registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. Currently in the region of 80% of such applications are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration is effected once the buyer is living at the property so registration formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Ryhall. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Ryhall ?

Most houses in Ryhall are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Ryhall so you should seriously consider shopping around for a Ryhall conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will report to you on the legal implications.

I bought a ground floor flat in Ryhall, conveyancing having been completed April 2002. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Ryhall with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2081

With just 57 years unexpired we estimate the price of your lease extension to range between £26,600 and £30,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

I need to change lawyers as my Ryhall lawyer is not on the mortgage company's panel of conveyancing solicitors. Is it advisable to appoint a new law firm?

In the event that you have not formally appointed a conveyancer to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Ryhall that you're thinking of instructing.