My wife and I have just acquired a house in Beddington South. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Beddington South?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Beddington South. Conveyancing searches and due diligence initiated as part of the buying process are designed to help avoid problems. As part of the process, a property owner fills in a document called a Seller’s Property Information Form. answers ends up being inaccurate, then you may have a claim against the owner 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 Beddington South.

What happens if my lawyer’s firm is removed from the Skipton Solicitor panel ahead of completing my conveyancing in Beddington South?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I am assisting my aunt sell her house in Beddington South. Does the solicitor arrange an EPC or do I organise this?

After the demise of HIPs, energy assessments remained a mandatory part of selling a house. An energy performance certificate should be commissioned prior to the property being put on the market. It is not a task that lawyers normally arrange. Where you are using a Beddington South conveyancing practitioner they may be willing to arrange energy performance certificates given their relationships with long established local providers

The formalities of my purchase has taken place for my property in Beddington South. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

About to purchase maisonette in Beddington South. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Beddington South property lawyer is on the Bank of Ireland conveyancing panel.

I completed on my house on 3 May and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Beddington South said it should be registered in a couple of weeks. Are transfers in Beddington South uniquely lengthy to register?

As far as conveyancing in Beddington South registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. As of today in the region of three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration occurs once the buyer is living at the premises therefore registration formalities is not always top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers could contact the land registry and explain the circumstances.

Just had an offer accepted on a new build flat in Beddington South. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Beddington South

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?