My partner and I have just acquired a property in Blackpool. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been carried out for conveyancing in Blackpool?

The query is vague as to the nature of the problems and if they are relate to conveyancing in Blackpool. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, the vendor answers a form called a SPIF. answers turns out to be incorrect, 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 Blackpool.

We note that you have a post code search directory listing solicitors on the Aldermore conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Blackpool?

We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blackpool.

We previously chose conveyancers locally in Blackpool on the Lloyds solicitor panel. They are now charging me a separate fee for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?

Provided it is contained in their Terms of Engagement or estimate then yes your lawyer may charge a fee for this. The fee is not set by Lloyds but by your Blackpool lawyer. Plenty of firms on the Lloyds panel will quote ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.

My husband and I have organised a further advance on our home loan from Lloyds as we wish to carry out renovations to our property in Blackpool. Do we need to appoint a bricks and mortar Blackpool solicitor on the Lloyds conveyancing panel to deal with the paperwork?

Lloyds don't usually appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

I have a mortgage with Barclays for my property in Blackpool. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

Barclays must be informed of your intention before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let 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 Barclays directly. You need not do this via a Barclays conveyancing panel solicitor.

I am purchasing my first flat in Blackpool with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my conveyancer about this extras as it may put at risk my loan with HSBC Bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Are Blackpool conveyancing solicitors under an obligation to the Law Society to issue clear conveyancing costs?

Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Blackpool or or elsewhere in the country.