My partner and I have lately purchased a property in Kenilworth. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out for conveyancing in Kenilworth?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Kenilworth. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a property owner completes a form referred to as a SPIF. If the information ends up being 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 Kenilworth.

Will our conveyancer be making enquiries regarding flooding during the conveyancing in Kenilworth.

The risk of flooding is if increasing concern for solicitors dealing with homes in Kenilworth. There are those who purchase a property in Kenilworth, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Kenilworth. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to discover if the property has ever been flooded. If the property has been flooded in past which is not disclosed by the owner, then a buyer may issue a claim for damages as a result of such an inaccurate reply. A purchaser’s conveyancers will also commission an enviro search. This will disclose if there is a recorded flood risk. If so, further investigations will need to be carried out.

Just acquired a terraced house in Kenilworth , how long will it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Kenilworth conveyancing solicitor works at snail pace, so I want to check the registration formalities are concluded.

As far as conveyancing in Kenilworth registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. At present in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Historically registration takes place after the new owner has moved in to the premises therefore post completion formalities is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing my first flat in Kenilworth with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The estate agent told me not to tell my lawyer about this deal as it will affect my mortgage with the lender. Should I keep quiet?.

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

I have been sourcing a conveyancing practitioner in Kenilworth for my house move. Is there any facility to review a firm’s record with the legal regulator?

Anyone may find documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.