My brother and I have recently bought a house in Washwood Heath. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been conducted for conveyancing in Washwood Heath?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Washwood Heath. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a form called a SPIF. answers ends up being inaccurate, 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 Washwood Heath.

We are purchasing a property in Washwood Heath. I might seem paranoid but how we can trust a solicitor? At some point we will need to deposit our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My wife and I buying a victorian detached house in Washwood Heath. The intention is to an extension at the rear at the property.Will the conveyancing process involve investigations to determine if these alterations are permitted?

Your solicitor will review the registered title as conveyancing in Washwood Heath will sometimes identify restrictions in the title documents which restrict categories of changes or necessitated the consent of a 3rd party. Some works require local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.

I am due to exchange contracts on my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being problematic. The Washwood Heath solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should commercial conveyancing searches reveal planned roadworks that could affect a commercial land in Washwood Heath?

Many commercial conveyancing solicitors in Washwood Heath will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Washwood Heath. The search result provides definitive data 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 Washwood Heath.

For every commercial conveyancing transaction in Washwood Heath it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Washwood Heath commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Washwood Heath.

Are there restrictive covenants that are commonly identified during conveyancing in Washwood Heath?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Washwood Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Washwood Heath is the location of the property. Can you offer any guidance?

Flying freeholds in Washwood Heath are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Washwood Heath you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Washwood Heath may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.