My brother and I have lately purchased a property in Pontprennau. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Pontprennau?

The question is vague as what problems have arisen and if they are relate to conveyancing in Pontprennau. Conveyancing searches and investigations initiated as part of the buying process are designed to help avoid problems. As part of the process, a property owner completes a document referred to as a SPIF. answers turns out to be inaccurate, you may have a misrepresentation 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 Pontprennau.

Are the Pontprennau conveyancing solicitors identified as being on the UBS conveyancing panel, together with their details provided by UBS?

Pontprennau conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

The Pontprennau conveyancing lawyers that I recently instructed on my house acquisition in Pontprennau have without warning closed. I chose them because I needed a firm on the Virgin Money conveyancing panel and my preferred Pontprennau lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when purchasing a house in Pontprennau?

Unless a previous purchase of the house took place after 12 October 2013 you could expect solicitors handling conveyancing in Pontprennau to remain encouraging a chancel search and or chancel repair liability policy.

I'm purchasing a new build house in Pontprennau with a mortgage from National Westminster Bank. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The property agent told me not inform my solicitor about this extras as it may adversely affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.