My wife and I have recently purchased a house in Kelsall. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Kelsall?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Kelsall. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a form referred to as a Seller’s Property Information Form. If the information provided is misleading, then you may have a 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 Kelsall.

Why is leasehold purchase conveyancing in Kelsall is more expensive?

In short, leasehold conveyancing in Kelsall and elsewhere usually involve extra hours of investigation compared to freehold transactions. This includes reviewing the lease, corresponding with the landlord concerning serving appropriate notices, procuring up-to-date service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.

What will a local search reveal concerning the property I am purchasing in Kelsall?

Kelsall conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Kelsall conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Kelsall is the location of the property. Is there any guidance you can give?

Flying freeholds in Kelsall are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kelsall you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kelsall may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My friend mentioned that before choosing a conveyancing solicitors they need approved by your bank. This is my first house move but I have an AIP via Virgin Money and I already have a family conveyancing solicitor in Kelsall at the ready. Does Virgin Money need an approved lawyer to be used? If so, where can I find that list for my conveyancing in Kelsall?

You should choose a solicitor that is on the Virgin Money panel. The simplest thing to do is ring your chosen Kelsall conveyancing lawyer and ask if they are on the Virgin Money panel. If they are not on the panel you have a number of choices available to you here:

• Carry on with your existing Kelsall lawyer but Virgin Money will need to use a solicitor on their conveyancing panel. This will result in additional charges together with potential interruption.
• Choose a fresh conveyancer to act in the purchase, obviously checking they are on the Virgin Money conveyancing panel.
• Convince your lawyer to pull out all the stops to get listed on the Virgin Money panel of solicitors.