Last September we completed a house move in Wide Open. We have since encountered a number of issues with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in Wide Open?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Wide Open. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a form called a Seller’s Property Information Form. If the information proves to be misleading, you may have a misrepresentation claim against the owner 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 Wide Open.

When will exchange of contracts take place for sale conveyancing in Wide Open and do I need to be at the solicitors office?

If you are local to our conveyancing solicitors in Wide Open you are welcome to come in to sign contracts. That being said, the firms we work with provide a countrywide conveyancing service and give just as comprehensive and professional a job for you when dealing with you by post or email. The executing of the purchase agreement is not the point of no return. A signed contract is necessary for the conveyancer to exchange contracts at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wide Open)to be in the office available at the end of the phone to exchange contracts.

I am buying a victorian detached house in Wide Open. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to determine if these works are allowed?

Your solicitor should review the deeds as conveyancing in Wide Open will on occasion reveal restrictions in the title documents which prohibit certain works or require the permission of a 3rd party. Some additions require local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.

I am selling my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being problematic. The Wide Open solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

After what feels like an age I have had an offer on an apartment in Wide Open accepted, the sellers do however have a dependent purchase. The vendors have placed an offer on a flat, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a high street conveyancing solicitor in Wide Open. What do I do now? When do I get the mortgage application with Leeds Building Society going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Wide Open conveyancing search charges, etc). The first thing to do is ensure that your property lawyer is on the Leeds Building Society conveyancing panel. Regarding the next phase this very much depends on the specifics of your case, motivation for this property and on the state of the market. During a rising market the majority of purchasers would apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they pay their solicitor to press on with searches.

Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Wide Open I like with a park and transport links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Wide Open for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage that many years will likely be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

I happen to be an executor of my recently deceased mum’s Will, with a bungalow in Wide Open which will be sold. The property is unregistered at HMLR and I'm told that many purchasers will insist that it is done before they will move forward. What's the mechanism for this?

In the situation you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.