My partner and I have recently bought a house in Crickhowell. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in Crickhowell?

The question is not clear as to the nature of the problems and if they are unique to conveyancing in Crickhowell. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the process, the vendor answers a form known as a SPIF. If the information turns out to be misleading, 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 Crickhowell.

We hope to to purchase with Loughborough BS. We have called around locally but am struggling to find a Crickhowell conveyancing firm on the Loughborough BS panel. Could you help?

You should make use of the find a lender approved solicitor tool on this web page. Pick the lender and type Crickhowell or your location and you will see numerous conveyancers offices in Crickhowell or by proximity to you.

My partner and I are in the throws of looking at flats in Crickhowell and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Coventry BS.

It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are getting a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.

I have paid off my mortgage with Nottingham. I assume I don't need a Crickhowell solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Crickhowell off the council. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Just had an offer accepted on a new build flat in Crickhowell. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Crickhowell

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

My father has urged me to instruct his lawyers for conveyancing in Crickhowell. Should I use them?

No doubt it’s preferable to choose a conveyancing practitioner is to get referrals from friends or relatives who have actually experience in using the firm you're are thinking of instructing.