Last November we completed a house move in Bamburgh. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Bamburgh?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Bamburgh. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a form referred to as a SPIF. If the information provided is inaccurate, then you may have a 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 Bamburgh.

What does my ID and proof of funds have anything to do with my conveyancing in Bamburgh? Is this really necessary?

Bamburgh conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).

Confirmation of the origin of monies is also necessary under the money laundering statutes as lawyers are required to ensure that the monies you are utilising to buy a property (be it the exchange deposit or the total purchase monies if you are a cash purchaser) has come from a reputable source (such as an inheritance) as opposed to the product of criminal behaviour.

How do I investigate if the solicitor handling my conveyancing in Bamburgh is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for TSB thus spending £192.00 in supplemental conveyancing costs.

Please do make the most of the search tool on this page. Please choose the lender and type ‘Bamburgh’ or your location and you will discover a number of lawyer located in Bamburgh or by proximity to you.

I am assisting my aunt sell her flat in Bamburgh. Will the conveyancer commission an EPC or it is for the seller to see to?

After the abolition of Home Information Packs, EPC’s was left as a mandatory component of moving property. An energy performance certificate needs to be commissioned before the property is advertised. This is not as aspect of the sale process that conveyancers ordinarily organise. Where you are using a Bamburgh conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with reputable local energy assessors

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bamburgh bank branch on numerous occasions and was reassured it wasn't an issue and they would lend. My Bamburgh conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.

Provided that the lawyer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being pedantic. The Bamburgh solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.

My partner is purchasing a leasehold flat in Bamburgh. Conveyancing estimates are coming in at around £1650. Is that in the right ballpark?

The average fee last year for conveyancing in Bamburgh was £1,419 not including SDLT and HMLR charges.