My partner and I have lately purchased a property in Penley. We have noticed several issues with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Penley?

The query is vague as to the nature of the problems and if they are specific to conveyancing in Penley. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the process, a seller answers a questionnaire referred to as a Seller’s Property Information Form. answers provided is misleading, then you may have a claim 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 Penley.

As someone clueless as to the Penley conveyancing process what is your top tip you can impart concerning the house moving process in Penley

You may not hear this from too many lawyers but conveyancing in Penley and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is lots of room for conflict between you and other parties involved in the transaction. For example, the vendor, property agent and sometimes a bank. Appointing a solicitor for your conveyancing in Penley an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose role it is to look after your legal interests and to protect you.

We are witnessing a definite ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. You your first instinct should be to trust your solicitor ahead of all other parties in the home moving process.

I'm purchasing my first flat in Penley with a loan from Clydesdale. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The sale representative told me not to tell my solicitor about the deal as it may impact my loan with Clydesdale. Is this normal?.

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.

I am looking for a flat up to £235,500 and identified one close by in Penley I like with open areas and station nearby, however it only has 61 years unexpired on the lease. There is not much else in Penley suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

We're new to the buying process - agreed a price, but the agent told us that the vendor will only go ahead if we appoint the agent's recommended conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Penley

We suspect that the owner is unaware of this demand. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to instruct your preferred Penley conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing figures demanded by HQ.