Is the fact that my solicitor in Seaview is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Seaview conveyancing practice and ask them why they are no longer on the approved list for your bank.

Last August we completed a house move in Seaview. We have since encountered a number of issues with the house which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Seaview?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Seaview. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner answers a form known as a Seller’s Property Information Form. If the information proves to be inaccurate, you may have a misrepresentation 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 Seaview.

What can a local search inform me about the property we're buying in Seaview?

Seaview conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search plays an important role in many a Seaview conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications applicable 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 subject sections.

I am buying a new build house in Seaview with a loan from Britannia. The developers refused to move on the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my solicitor about the side-deal as it may put at risk my mortgage with Britannia. 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 does the Landlord & Tenant Act 1954 impact my commercial property in Seaview and how can you help?

The particular law that you refer to affords a safeguard to commercial tenants, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Seaview