My brother and I have lately acquired a house in Fforestfach. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been conducted for conveyancing in Fforestfach?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Fforestfach. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire known as a SPIF. If the information turns out to be misleading, you may have a misrepresentation 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 Fforestfach.

Can I use your services to find a Conveyancing solicitor in Fforestfach even where I’m not purchasing or disposing of a house, for example if I want to buy a shop in Fforestfach with a mortgage from HSBC Bank?

The service is mainly there to help choose residential conveyancing solicitors in Fforestfach but we have listed at the bottom of this page some Fforestfach commercial conveyancing firms. You should make contact with the company directly to check if they are also authorised to represent HSBC Bank

I am expecting a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Fforestfach solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Fforestfach solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

My wife and I are at the point of viewing houses in Fforestfach and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Kent Reliance.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are obtaining a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.

I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Fforestfach is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build flat in Fforestfach. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Fforestfach

Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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?

My step-father has urged me to use his lawyers for conveyancing in Fforestfach. Do I follow his recommendation?

Much as we are happy to recommend a Fforestfach conveyancing lawyer it’s preferable to choose a conveyancing solicitor is to have feedback from friends or family who have actually previously instructed the conveyancer you're are thinking of instructing.