Last March we completed a house move in Warsash. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in Warsash?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Warsash. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire referred to as a Seller’s Property Information Form. If the information is inaccurate, you may have a misrepresentation claim against the vendor 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 Warsash.

My stepmother informed me that in buying a property in Warsash there could be a number of restrictions prohibiting external alterations to a property. Is this right?

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

I'm the single recipient of my late mum's will and I have everything in my name alone, including the house in Warsash. The Warsash property was put into my name in April. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as though I had purchased the house in April. Is the property unsalable for six months?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some banks would take a pragmatic view as this clause chiefly exists to identify subsales or the quick reselling of properties.

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Warsash conveyancer on the UBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

Will our conveyancer be raising questions about flooding as part of the conveyancing in Warsash.

Flooding is a growing risk for conveyancers specialising in conveyancing in Warsash. Plenty of people will buy a house in Warsash, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, but there are a number of checks that can be carried out by the buyer or by their lawyers which should give them a better understanding of the risks in Warsash. The conventional set of information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to find out if the premises has ever been flooded. If the premises has been flooded in past and is not disclosed by the owner, then a purchaser may issue a claim for damages as a result of such an misleading reply. The purchaser’s conveyancers should also commission an environmental search. This should reveal whether there is any known flood risk. If so, more detailed investigations will need to be conducted.

In scouring the world wide web for the words on line conveyancing in Warsash it brings up many conveyancersin the area. How do I determine which is the right conveyancer for me?

The preferential way of choosing a suitable conveyancer is through a personal recommendation, so seek the guidance of friends and relatives who have purchased a property in Warsash or a reputable estate agent or mortgage broker. Charges for conveyancing in Warsash vary, so it's sensible to obtain a minimum of four quotes from different property lawyers. Dont forget to clarify that the fees are fixed.

I am searching for Warsash competitive conveyancing fees. Can I be assured that all the Warsash law firms that are listed on your website are on the lender conveyancing panel?

The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Warsash conveyancing solicitor being on the mortgage company conveyancing panel is not accurate.