My wife and I have just acquired a property in Crawcrook and Ryton. We have since encountered a number of issues with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Crawcrook and Ryton?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Crawcrook and Ryton. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, a property owner completes a questionnaire known as a SPIF. answers provided is 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 Crawcrook and Ryton.

I am buying a property and the conveyancer has raised the issue of Chancel Repair for which the house could be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this really required for conveyancing in Crawcrook and Ryton

Unless a previous purchase of the property completed post 12 October 2013 you may assume that lawyers carrying out conveyancing in Crawcrook and Ryton to continue to advocate a chancel search and or insurance against a claim.

I am purchasing a new build house in Crawcrook and Ryton with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about this extras as it may adversely affect my mortgage 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.

We're first time buyers - had an offer accepted, yet the agent told us that the owners will only move forward if we use their recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Crawcrook and Ryton

We suspect that the owner is unaware of this ultimatum. Should the owner desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Crawcrook and Ryton conveyancing solicitors - not the ones that will give their negotiator at the agency a introducer fee or hit his conveyancing targets demanded by corporate headquarters.

How easy is it to change a solicitor as I need to find a Crawcrook and Ryton based firm who is on the mortgage company conveyancing panel. Is it advisable to appoint a new law firm?

In the event that you have not formally appointed a conveyancer to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Crawcrook and Ryton that you're considering.