Last September we completed a house move in Hove. We have since encountered a number of problems with the house which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Hove?

The query is not clear as to the nature of the problems and if they are relate to conveyancing in Hove. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a document known as a SPIF. If the information ends up being incorrect, you may have a misrepresentation claim 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 Hove.

I'm the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Hove. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the house in October. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some mortgage companies would take a pragmatic view as this clause is principally there to identify subsales or the wholesaling and assigning of properties.

Last month we had a mortgage agreed in principle with Nationwide. Hove conveyancing solicitors are chosen. How long does it take for Nationwide to forward the offer to the solicitor?

There is no definitive answer here. Have Nationwide conducted the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Kent Reliance have agreed my home loan in principle, my bid on a apartment in Hove has been accepted, now what?

The estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Call up Kent Reliance or your broker and finalise any appropriate paperwork. Kent Reliance will sellect a valuer who will get in touch with the selling agent or seller to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Kent Reliance will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hove.

I am looking for a leasehold apartment up to £235,500 and found one near me in Hove I like with open areas and station nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Hove for this price, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan the shortness of the lease will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

I need to appoint a conveyancing solicitor for freehold conveyancing in Hove. I have stumble upon a web site which appears to be the perfect answer If it is possible to get all formalities completed via phone that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Is planning consent needed to change a single dwelling into multiple flats in Hove? This has been done to a house next door to my home in Hove and was not aware of the conversion until it was complete.

Planning consent is required for converting a single house in Hove into flats but possibly not for converting back to single dwelling-house so, in answer to your question, yes.