My wife and I have lately acquired a house in West Drayton. We have noticed several problems with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in West Drayton?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in West Drayton. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a form called a SPIF. answers 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 West Drayton.

I purchased a freehold residence in West Drayton but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in West Drayton and has limited impact for conveyancing in West Drayton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I just bought a flat at auction in West Drayton. Conveyancing is required. What are my next steps?

Now that you are to in every practical sense signed on the dotted line you will need to appoint a conveyancing solicitor quickly as you are faced with a tight deadline in which to complete the transaction. Every auction property will have a corresponding auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should pass this on to the conveyancer working for you as soon as possible. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

is it true that all West Drayton solicitor firms on the Skipton conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.

I am expecting a DIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any West Drayton solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?

You will need to appoint West Drayton solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.

I used Arc property Solicitors a few years ago for my conveyancing in West Drayton. Now, I need my documents however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Drayton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying my first flat in West Drayton with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my lawyer about the deal as it will affect my loan with the bank. Is this normal?.

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