Last July we completed a house move in Studley. We have since encountered a number of problems with the house which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out for conveyancing in Studley?

The query is not clear as what problems have arisen and if they are specific to conveyancing in Studley. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor answers a form called a SPIF. answers is incorrect, 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 Studley.

We note that you have a post code search directory identifying law firms on the Santander conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Studley?

We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Studley.

When it comes to mortgage companies such as RBS, do Studley conveyancers have to pay an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I recently had an offer accepted on an apartment in Studley. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £150. A few days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

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

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am purchasing a property and the conveyancer has identified Chancel Repair for which the property may be obligated to contribute to as it falls into the area of such a church. She has mentioned insurance. Is this really appropriate for conveyancing in Studley

Unless a prior acquisition of the house completed after 12 October 2013 you may assume that solicitors carrying out conveyancing in Studley to remain encouraging a chancel search and or chancel repair liability policy.

I am purchasing a maisonette and cash is in place. My lawyer has been supplied with with 2 separate evidence of photo identification, bank statement, endless utility bills. Now he wants a copy from a probate lawyer acknowledging that the funds are legitimate and that it has come from inheritance and not via illegitimate means.

In today’s world you will not be able to complete any Studley conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering Regulations.