Last November we completed a house move in Hellesdon. We have noticed several problems with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Hellesdon?

The question is vague as to the nature of the problems and if they are specific to conveyancing in Hellesdon. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner fills in a form known as a Seller’s Property Information Form. If the information proves to be misleading, you could possibly take legal action against the owner 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 Hellesdon.

I am the registered owner of a freehold house in Hellesdon but nevertheless charged rent, why is this and what is this?

It is rare for properties in Hellesdon and has limited impact for conveyancing in Hellesdon but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

Is there a search tool that I can utilise to discover of the solicitor handling my conveyancing in Hellesdon is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus paying £175.00 in additional conveyancing costs.

Feel free to make the most of the search tool on this site. Please choose the mortgage company and type ‘Hellesdon’ or your preferred area and you will discover numerous solicitors located in Hellesdon or near you.

I am purchasing a new build house in Hellesdon benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent suggested that I not to tell my lawyer about this deal as it would put at risk my loan with the lender. 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.

My husband and I are FTB’s - agreed a price, yet the estate agent has warned us that the seller will only proceed if we use their preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Hellesdon

We suspect that the seller is not behind this ultimatum. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Try to communicate with the owners directly and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Hellesdon conveyancing lawyers - as opposed tothose that will give their estate agent a referral fee or meet his conveyancing figures demanded by corporate headquarters.