My fiance and I are refinancing our maisonette in Symonds Yat with Principality. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose 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, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Principality conveyancing panel as he did not need to sign this form when we bought 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 Principality 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 Principality. This is solely used to protect Principality 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 Principality 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.

As someone with no idea as to the Symonds Yat conveyancing process what is the number one tip you can give me concerning the house moving process in Symonds Yat

Not many law firms shout this from the rooftops but conveyancing in Symonds Yat or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the house moving process. For example, the seller, property agent and on occasion your bank. Selecting a lawyer for your conveyancing in Symonds Yat should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to look after your best interests and to keep you safe.

There is a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process taking so long. You your first instinct should be to trust your lawyer above the other players in the home moving process.

I have been advised by a number of estate agents in Symonds Yat to find a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to offer your services over and above another?

We refuse to make any financial incentive for sending work to this site. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I have been sourcing a conveyancing lawyer in Symonds Yat for my purchase. Is it possible to check a firm’s complaints history with the legal regulator?

You may see documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.

I am on look out for some leasehold conveyancing in Symonds Yat. Before I get started I require certainty as to the remaining lease term.

Assuming the lease is recorded at the land registry - and most are in Symonds Yat - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a 1 bedroom flat in Symonds Yat, conveyancing having been completed May 2011. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Symonds Yat with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2075

With only 50 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.