My partner and I have just purchased a property in Toton. We have since encountered a number of problems with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Toton?

The question is not clear as what problems have arisen and if they are specific to conveyancing in Toton. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor answers a document called a SPIF. If the information turns out to be misleading, you could possibly take legal action 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 Toton.

Having sold my house in Toton last June but the buyer keeps e-mailing daily to say their solicitor is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?

Following your disposal your conveyancer should forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also confirm that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There is unlikely to be post completion requirements specific conveyancing in Toton.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Toton?

There are many registered licenced Conveyancers in Toton and Solicitor firms in Toton offering conveyancing We would stress that both are regulated professionals specialising in the legal work in the home buying process. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am buying a property in Toton. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Coventry BS your lawyer must follow the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not limited to Toton.

I have instructed a Toton solicitor having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Toton postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Toton.

I have been on the look out for a flat up to £195,000 and identified one round the corner in Toton I like with a park and transport links nearby, the downside is that it's only got 49 years on the lease. There is not much else in Toton in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

My husband and I are purchasing a 2 room housein Toton with a loan from a lender. We would like to retain our lawyer in Toton yet our lender advise she’s not listed on their "panel". We have to appoint from the our lender panel solicitors or stay with our Toton conveyancer and incur the extra costs for one of their panel ones to represent our mortgage company. This seems very unfair; Can we not simply insist that our mortgage company use our Toton lawyer?

No, not really. The bank home loan offered to you is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including almost all conveyancing solicitors in Toton : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your mortgage company.