My wife and I have recently bought a property in Adderbury. We have noticed several problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted as part of conveyancing in Adderbury?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Adderbury. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor answers a document called a SPIF. If the information turns out to be misleading, you could possibly take legal action 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 Adderbury.

I am considering applying for a UBS mortgage for purchase of a new build (under development) in Adderbury with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

My father informed me that in buying a property in Adderbury there may be a number of restrictions prohibiting external changes to the property. Is this right?

There are anumerous of properties in Adderbury which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Adderbury should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all Adderbury Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved solicitors?

It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

I am currently in the process of buying my council flat in Adderbury. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

In sourcing the web for the term cheap conveyancing in Adderbury it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for purchase transaction?

The preferential way of seeking the right conveyancer is via trusted recommendation, so ask colleagues and family who have purchased a property in Adderbury or a local estate agent or mortgage broker. Charges for conveyancing in Adderbury vary, so it's sensible to secure at least three fee estimates from different property lawyers. Make sure that you clarify what costs in the quote includes.

We have an offer in principle from National Westminster Bank who said we could borrow up to £350k. At what point do I need to instruct a practitioner for conveyancing? Adderbury is where we plan to move to.

You can appoint a conveyancer now so that the conveyancer can open the ledger so they can commence their AML checks etc. As and when you wish them to commence work they will seek a deposit usually approximately £200. That should generally be once you have the loan offer from the bank and valuation back, nevertheless should you want to speed matters you can get going sooner even though you may be risking some money.