Last September we completed a house move in Totton. We have noticed several problems with the house which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been carried out as part of conveyancing in Totton?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Totton. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the process, a property owner completes a questionnaire called a SPIF. answers provided is incorrect, then you may have a 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 Totton.

Having spent time reading mumsnet.com for a recommended lawyer in Totton, many comment that I should instruct a CQS kitemarked lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes via the scheme protocol It includes numerous firms who execute conveyancing in Totton.

I am purchasing a new build house in Totton with a loan from National Westminster Bank. The builders refused to reduce the amount so I negotiated 6k of extras instead. The sale representative told me not to tell my solicitor about the extras as it may impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am looking for a ground for flat up to £245,000 and identified one near me in Totton I like with amenity areas and transport links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Totton for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may 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 with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

I need to retain a conveyancing solicitor for leasehold conveyancing in Totton. I've discover a site which seems to have the ideal offering If it is possible to get all formalities done via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?