My wife and I have lately bought a property in Camborne. We have since encountered a number of problems with the house which we suspect were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Camborne?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Camborne. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire called a Seller’s Property Information Form. If the information ends up being incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Camborne.

I just bought a house at auction in Camborne. Conveyancing is needed. What happens now?

Given that you are now exchanged you should choose a conveyancing solicitor as a matter of priority as you now have a fast approaching a fixed date to complete the conveyancing. Every auction property should have a bespoke legal pack. This will include most,if not all of the documents that your lawyer requires. Where you are dealing with leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should give this to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.

My stepmother pointed out to me me that in purchasing a property in Camborne there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?

There are anumerous of properties in Camborne which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Camborne should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I recently had an offer accepted on an apartment in Camborne. My financial adviser suggested a conveyancer. I paid an advanced payment of £200. A few days later, the property lawyer called me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Me and my brother purchased a renovated Georgian property in Camborne. Conveyancing lawyer represented me and Aldermore. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Camborne and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the purchase.

I am purchasing a new build house in Camborne with a loan from Halifax. The developers would not reduce the price so I negotiated £7000 of extras instead. The sale representative told me not to tell my conveyancer about this side-deal as it may jeopardize my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How do I use the search facility to choose a conveyancing solicitor in Camborne on the panel for my mortgage?

1st pick a lender such as National Westminster Bank, Norwich and Peterborough Building Society or Platform Home Loans Ltd then choose your preferred area for example Camborne. Conveyancing organisations in Camborne and nationally should be identified.