Last we completed a house move in Tunbridge Wells. We have since encountered a number of issues with the house which we suspect were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered for conveyancing in Tunbridge Wells?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Tunbridge Wells. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner completes a questionnaire called a Seller’s Property Information Form. If the information ends up being inaccurate, you may have a misrepresentation claim against the owner 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 Tunbridge Wells.

We note that you have a search directory listing law firms on the conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Tunbridge Wells?

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

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather instruct a Tunbridge Wells based conveyancing firm?

You should check but the chances are that appoint one of their panel conveyancers where you want the "fee-free" incentive. Call the bank to determine if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Tunbridge Wells.

I am looking for a flat up to £245,000 and found one near me in Tunbridge Wells I like with amenity areas and railway links in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Tunbridge Wells for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be problematic. 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 twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Should one as executor remove a departed person's name from the title register for a property in Tunbridge Wells?

Where a Tunbridge Wells property is co-owned and one of the owners dies, the name will not automatically be removed from the title deeds. You are not required to remove their name as in the event of a disposal you would just need to supply proof as to the reason the co proprietor is not included in the conveyance, typically this takes the form of the probate documents.

With a view to making things simpler for the sale of the property you can arrange to have the deceased person erased from the title entries by applying to HMLR with proof of the death. There is no land registry fee payable.