Last January we completed a house move in Dolgellau. We have since encountered a number of problems with the house which we suspect were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Dolgellau?

The query is vague as to the nature of the problems and if they are relate to conveyancing in Dolgellau. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a form known as a Seller’s Property Information Form. answers proves to be misleading, then you may have a claim against the seller 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 Dolgellau.

I am selling our home in Dolgellau and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Dolgellau. We have lived in Dolgellau for three years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I have been pointed in your direction by a couple of local property agents in Dolgellau to find a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your services over alternative conveyancing organisations?

We refuse to offer any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I have been sourcing a conveyancing practitioner in Dolgellau for my house move. Is it possible to check a solicitor's complaints history with the profession’s regulator?

You can search for presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.

I have noted on various consumer advice websites that when choosing a conveyancing lawyer they must be approved by your mortgage company. It happens to be my first house move but I have an AIP via Santander and I already have a local conveyancing solicitor in Dolgellau in place. Does Virgin Money require an approved solicitor to be used? If so, where can I find that list so I can choose a conveyancing solicitor in Dolgellau?

You should instruct a solicitor that is on the Virgin Money panel. Simply telephone your preferred Dolgellau conveyancing solicitor and ask if they are on the Virgin Money panel. If they are not approved you have a couple of choices open to you here:

• Carry on with your preferred Dolgellau conveyancer but Virgin Money will no doubt retain a conveyancing practitioner on their approved list. This will result in additional fees and likely interruption.
• Choose a fresh conveyancer to conduct the conveyancing, not forgetting to check that they are on the Virgin Money conveyancing panel.
• Convince your conveyancing practitioner to seek to join the mortgage company panel.