Last September we completed a house move in Totnes. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Totnes?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Totnes. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the process, a seller answers a document called a SPIF. answers turns out to be incorrect, you could possibly take legal action 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 Totnes.

I'm purchasing my first flat in Totnes benefiting from help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The sale representative told me not disclose to my solicitor about the deal as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

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 decided to have a survey completed on a house in Totnes ahead of instructing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks tend refuse to grant a loan on such a house.

It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Totnes. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Totnes to see if the conveyancing will be more expensive.

Am I best advised to choose a Totnes conveyancing lawyer who is local to the property I am purchasing? An old friend can conduct the legal formalities but they are based 300miles drive away.

The benefit of a local Totnes conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and the majority were happy that must trump using an unfamiliar Totnes conveyancing lawyer solely due to them being local.

I have just appointed agents to market my ground floor flat in Totnes. Conveyancing is yet to be initiated, however I have recently had a yearly service charge invoice – should I leave it to the buyer to sort out?

It best that you discharge the service charge as normal because all ground rent and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I acquired a 1st floor flat in Totnes, conveyancing was carried out April 2004. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Totnes with a long lease are worth £180,000. The ground rent is £65 levied per year. The lease runs out on 21st October 2083

With 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.