Last September we completed a house move in Hadfield. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered for conveyancing in Hadfield?

The query is vague as to the nature of the problems and if they are unique to conveyancing in Hadfield. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner fills in a form referred to as a Seller’s Property Information Form. answers provided is incorrect, you may have a misrepresentation claim 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 Hadfield.

I am considering applying for a UBS mortgage for purchase of a new build (under development) in Hadfield with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We are buying a house in Hadfield. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have paid off my mortgage with Principality. I assume I don't need a Hadfield lawyer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I recently had an offer accepted on a house in Hadfield. My financial adviser suggested a solicitor. I paid an advanced payment of £225. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Do I need to pay for insurance to cover chancel repairs when buying a house in Hadfield?

Unless a prior purchase of the house completed post 12 October 2013 you may assume that conveyancing practitioners carrying out conveyancing in Hadfield to continue to advocate a chancel search and or chancel repair liability insurance.

I am using a search engine for the words on line conveyancing in Hadfield it reveals many property lawyerslocally. With so much choice what is the best way to find the right solicitor for the sale of my house?

The ideal way of finding a suitable conveyancer is through a trusted testimonial, so seek the guidance of colleagues and relatives who have purchased a property in Hadfield or the reputable estate agent or mortgage broker. Fees for conveyancing in Hadfield differ, so it's a good idea to obtain at least four fee estimates from different property lawyers. Dont forget to clarify what costs in the quote includes.