Last September we completed a house move in Southam. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted as part of conveyancing in Southam?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Southam. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire called a Seller’s Property Information Form. answers is incorrect, then you may have a claim 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 Southam.

Forgive me if this question is silly but I am new to the house moving as a first time buyer of a two bedroom flat in Southam. Do I pick up the keys to the house on completion from my lawyer? If so, I will find a local conveyancing solicitor in Southam?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and once they have received this, you should be able to collect the keys from the property Agents and start moving into the property. Usually this happens early afternoon.

How can we know in advance if a Southam conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Southam obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your transaction.

My fiancee and I are in the throws of looking at apartments in Southam and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Leeds Building Society.

You should start obtaining conveyancing quotes 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 forward their details on to the EA. Given that you are seeking a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.

Do commercial conveyancing searches disclose planned roadworks that may impact a commercial premises in Southam?

Many commercial conveyancing solicitors in Southam will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Southam. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Southam.

For each commercial conveyancing transaction in Southam it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Southam commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Southam.

I opted to have a survey completed on a house in Southam ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders will not give a mortgage on this type of property.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. If you call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Southam. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Southam to see if the conveyancing costs will increase in light of this.

I have just started marketing my ground floor flat in Southam.Conveyancing lawyers have not yet been instructed however I have just received a half-yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal because all ground rent and service invoices will be apportionedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially