My wife and I have lately acquired a house in Dockland Settlement. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been ordered for conveyancing in Dockland Settlement?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Dockland Settlement. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire referred to as a SPIF. If the information turns out to be 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 Dockland Settlement.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Dockland Settlement?

There are many recorded licenced Conveyancers in Dockland Settlement and Solicitor partnerships in Dockland Settlement who can help with your conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

When it comes to lenders such as Lloyds, do Dockland Settlement lawyers face an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

is it true that all Dockland Settlement conveyancing solicitors on the Santander conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Santander approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.

I am buying a new build house in Dockland Settlement with a mortgage from Godiva Mortgages Ltd. The developers would not budge the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my conveyancer about the side-deal as it may affect my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.

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

Due to the input of my in-laws I had a survey completed on a house in Dockland Settlement before retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies may refuse to grant a loan on a flying freehold home.

It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dockland Settlement. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dockland Settlement to see if the conveyancing will be more expensive.

Given that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Dockland Settlement I wish to have a conversation with the lawyer about myconveyancing ahead of instructing the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your property ownership legalities in Dockland Settlement.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Dockland Settlement should be the amount on the final invoice that you are charged.