Last December we completed a house move in Somersham. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered for conveyancing in Somersham?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Somersham. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller fills in a questionnaire known as a SPIF. If the information turns out to be incorrect, 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 Somersham.

Our bank has suggested a law firm on their panel based in Somersham but I would rather instruct a conveyancing lawyer in Somersham round the corner to me. Are you able to help?

The minority of Somersham conveyancing solicitors are approved and listed on all banks conveyancing panel. Use the above find an approved solicitor tool to choose a Somersham conveyancing solicitor on the on the bank panel.

Please help - my lawyer says that chancel insurance is necessary on my purchase. What is the level of cover for Somersham conveyancing?

The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

My partner and I are spending time viewing flats in Somersham and I am now considering a potential offer. Is it advisable to have a solicitor on ‘stand by’? I will be getting a mortgage with TSB.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are getting a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.

I have a mortgage with Yorkshire BS for my property in Somersham. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?

Your original mortgage agreement with Yorkshire BS will provide that you need their approval before letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.

I'm purchasing a new build house in Somersham benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of additionals instead. The property agent told me not inform my conveyancer about this extras as it would impact my loan with the lender. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Somersham is where the house is located. Is there any guidance you can give?

Flying freeholds in Somersham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Somersham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Somersham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.