My partner and I have just bought a house in Wolverton. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in Wolverton?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Wolverton. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, a property owner answers a questionnaire known as a Seller’s Property Information Form. answers turns out to be incorrect, you may have a misrepresentation claim against the vendor 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 Wolverton.

We are planning to acquire a property and require a conveyancing solicitor in Wolverton who is on the UBS conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Wolverton.

A friend advised me that in purchasing a property in Wolverton there could be a number of restrictions preventing external alterations to the property. Is this right?

There are anumerous of properties in Wolverton which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Wolverton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I'm the only beneficiary of my late grandmother’s will and I have everything in my name alone, including the my former home in Wolverton. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in August. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many lenders would take a pragmatic view as this requirement principally exists to identify subsales or the quick reselling of properties.

Is it the case that all Wolverton solicitor firms on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Skipton conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be regulated by the CLC.

How does conveyancing in Wolverton differ for new build properties?

Most buyers of new build property in Wolverton contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because developers in Wolverton usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wolverton or who has acted in the same development.

Estate agents have just been given the go-ahead to market my garden apartment in Wolverton. Conveyancing solicitors are to be appointed soon, however I have just had a quarterly maintenance charge demand – Do I pay up?

The sensible thing to do is discharge the invoice as you normally would because all rents and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Wolverton - Examples of Questions you should consider Prior to buying

Best to be warned if changing the roof or some other major work is coming up that will be shared by the tenants and will dramatically impact the level of the service charges or require a one time invoice. Who manages the building?