My wife and I swapping mortgage lender for our apartment in Treorchy with Aldermore. We have a son 18 who lives with us. 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, waiving any legal rights in the event that the flat is repossessed. I have two concerns (1) Is this document specific to the Aldermore conveyancing panel as he never had 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 Aldermore 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 Aldermore. This is solely used to protect Aldermore 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 Aldermore 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 am considering applying for a Principality mortgage for purchase of a new build (under development) in Treorchy with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?

There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I am the sole recipient of my late father’s estate and I have everything in my name now, including the my former home in Treorchy. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the house in December. Do I have to wait half a year to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some lenders would take a sensible view as this provision primarily exists to capture subsales or the flipping of properties.

We previously chose conveyancing lawyers located in Treorchy on the Co-operative solicitor approved list. They are now charging me a further charge for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. This charge is not dictated by Co-operative but by your Treorchy property lawyer. Plenty of firms on the Co-operative panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.

About to purchase flat in Treorchy. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Treorchy property lawyer is on the Yorkshire BS conveyancing panel.

Just had an offer accepted on a new build apartment in Treorchy. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Treorchy

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.

I have been on the look out for a flat up to £245,000 and identified one near me in Treorchy I like with a park and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Treorchy suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.