Last May we completed a house move in Matlock. 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 nature of searches that should have been ordered for conveyancing in Matlock?

The question is vague as to the nature of the problems and if they are specific to conveyancing in Matlock. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a form referred to as a SPIF. answers provided is misleading, you could possibly take legal action 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 Matlock.

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

There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Over the last few months I have been searching for a flat up to £305k and identified one near me in Matlock I like with amenity areas and transport links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Matlock in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a home loan the remaining unexpired lease term will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

We are a couple of weeks into a freehold purchase having been directed to solicitors by the estate agent to do our conveyancing in Matlock. I am not happy. Can you help me find new lawyers?

They would need to be really poor to suggest changing them. Has your loan offer been sent? If so you will need to make them aware of the new contact details and ensure the mortgage documents are re-issued. Your conveyancer needs to be on the mortgage company approved list to avoid added charges and delays. So that should be your first question of the new lawyers. The find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Matlock

I own a leasehold flat in Matlock. Conveyancing and Skipton Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Matlock who acted for me is not around. What should I do?

The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Matlock conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Matlock Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

The answer will be useful as a) areas may cause problems for the building as the communal areas may start to deteriorate where services are not paid for b) if the tenants have an issue with the running of the building you will wish to know about it It is important to be aware if changing the roof or some other major work is due shortly to be shared between the tenants and will materially increase the the service charges or require a specific payment. The prefered form of lease structure is where the freehold reversion is owned by the leaseholders. In this situation the leaseholders enjoy control and even though a managing agent is often employed where the building is larger than a house conversion, the managing agent is directed by the tenants.