Last February we completed a house move in St Nicholas. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in St Nicholas?

The question is vague as to the nature of the problems and if they are relate to conveyancing in St Nicholas. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, the vendor answers a form referred to as a Seller’s Property Information Form. If the information ends up being misleading, you could possibly take legal action 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 St Nicholas.

I am thinking of refinancing my home in St Nicholas, does my lawyer need to be on the Barclays Conveyancing panel?

In theory, you could use a solicitor that is not on the Barclays conveyancing panel, but Barclays would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

What is the difference between a licensed conveyancer and conveyancing solicitor in St Nicholas

There are two types of lawyers who can perform conveyancing in St Nicholas namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the sale or acquisition of property. Both are obliged to handle St Nicholas conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that all necessary steps should be correctly taken.

I have decided to exercise my right to buy my property in St Nicholas off the council. I have a mortgage agreed with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

The formalities of my purchase has taken place for my property in St Nicholas. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am purchasing a new build house in St Nicholas benefiting from help to buy. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my lawyer about this side-deal as it would adversely affect my loan with Godiva Mortgages Ltd. 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.

My company is looking to take over a lease of an office on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in St Nicholas for under 1500k?

We can recommend firms who host a wealth of experience of commercial conveyancing in St Nicholas, including the disposal and purchase of businesses as well as simply premises. Whether you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. Regarding the fees these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or phone so as to enable us to furnish you with a fixed commercial conveyancing calculation.