Last we completed a house move in Rawcliffe. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Rawcliffe?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Rawcliffe. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a document known as a Seller’s Property Information Form. If the information proves to be inaccurate, you may have a misrepresentation claim against the seller 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 Rawcliffe.

Please explain the implications if my lawyer’s firm is removed from the Conveyancing panel ahead of completing my conveyancing in Rawcliffe?

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.

We are close to exchanging contracts on the sale of our home in Rawcliffe and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing practice as opposed to a conveyancing solicitor in Rawcliffe. We have lived in Rawcliffe for many years we know of no issue. Do we get in touch with our local Authority to get confirmation need.

It would appear that you have a conveyancing lawyer already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

My father has recommend that I instruct his conveyancing solicitors in Rawcliffe. Should I choose my own solicitor?

There are no two ways about it the best way to select a conveyancing practitioner is to seek feedback from friends or family who have experience in using the solicitor that you are contemplating using.

I invested in buying a garden flat in Rawcliffe, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Rawcliffe with an extended lease are worth £165,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 50

You have 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.