My partner and I have just acquired a property in Nannerch. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Nannerch?

The question is not clear as to the nature of the problems and if they are specific to conveyancing in Nannerch. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor answers a form referred to as a Seller’s Property Information Form. If the information is inaccurate, you could possibly take legal action against the vendor 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 Nannerch.

Are the BSA intent on creating a search tool with a view to list solicitors on the Melton Mowbray Building Society conveyancing panel for example in Nannerch?

We have not been informed any plans on the part of the BSA to develop such a search facility.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Nannerch?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Nannerch. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying my first flat in Nannerch benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my lawyer about the deal as it could impact my loan with Accord Mortgages Ltd. 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.

How straightforward is it to use the search app to locate a conveyancing solicitor in Nannerch on the panel for my bank?

First select a lender such as Halifax, Skipton Building Society or Britannia then type in your preferred area for example Nannerch. Conveyancing firms in Nannerch and across England and Wales will then be shown.