My husband and I changing mortgage lender for our maisonette in Heddon On The Wall with UBS. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults 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 repossessed. I have two questions (1) Is this form unique to the UBS conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right 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 UBS. This is solely used to protect UBS 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 UBS 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.
How up to date is your search tool for Heddon On The Wall conveyancing solicitors on the Virgin Money conveyancing panel? Do Virgin Money send you an updated list?
Heddon On The Wall conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
About to place a bid on a leasehold flat in Heddon On The Wall. The selling agents tell me that it is normal for flats in Heddon On The Wall to have less than 75 years unexpired on the lease. I am taking out a mortgage with Chelsea Building Society. Is this going to be a problem if the lease has 69 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 3/7/2026 the requirements read as follows :
I need to instruct a conveyancing lawyer in Heddon On The Wall for my home move. Can I review a firm’s complaints history with the profession’s regulator?
Anyone may review documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded call for training reasons.
I have just started marketing my basement apartment in Heddon On The Wall. Conveyancing is yet to be initiated, but I have just had a half-yearly maintenance charge demand – what should I do?
It best that you clear the service charge as normal given that all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a garden flat in Heddon On The Wall, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Heddon On The Wall with an extended lease are worth £179,000. The ground rent is £65 per annum. The lease ceases on 21st October 2083
With only 57 years remaining on your lease the likely cost is going to range between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns 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.
A licensed conveyancer handled my conveyancing in Heddon On The Wall four years ago having retained my title documents but has since been shut down – how do I retreive them?
Deeds, as such, no longer exist as the majority of properties in Heddon On The Wall are registered digitally at Land Registry. Should you need to show evidence of proprietorship or are disposing of or refinancing your property lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.