Last July we completed a house move in Mevagissey. We have since encountered a number of issues with the property which we consider were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Mevagissey?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Mevagissey. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a document known as a SPIF. answers is misleading, 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 Mevagissey.

My brother-in-law has suggested I instruct a conveyancing solicitor in Mevagissey. I need to find out whether they are accepted on the Santander approved list of lawyers. Could you help?

You should e-mail the solicitor and enquire if they can act for the lender. Alternatively you can get in touch with Santander who may be able to assist.

My uncle informed me that in purchasing a property in Mevagissey there could be a number of restrictions prohibiting external alterations to the property. Is this right?

We are aware of a number of properties in Mevagissey which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Mevagissey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We have agreed to purchase a house in Mevagissey. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

Given that your lender is UBS your lawyer must check the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Mevagissey.

Completion of my remortgage has taken place for my property in Mevagissey. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who handled the conveyancing in Mevagissey 10 years ago no longer exist. What are my options?

In today’s world there are duplicates made of almost everything, and your conveyancer should be aware precisely where to locate all the appropriate documentation so you can buy or dispose of your house without any difficulty. If duplicates are not available, your solicitor can put in place insurance or indemnities against possible claims on your premises.

I am purchasing my first flat in Mevagissey with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my lawyer about this deal as it could adversely affect my mortgage with Britannia. 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.