Last November we completed a house move in Wolviston. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Wolviston?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Wolviston. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner fills in a questionnaire called a SPIF. answers proves to be incorrect, then you may have a 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 Wolviston.

My wife and I are buying a house in Wolviston. I might seem paranoid but how we can trust a solicitor? On completion day we have to put our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Wolviston?

There are many registered licenced Conveyancers in Wolviston and Solicitor partnerships in Wolviston who provide Conveyancing services It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Intending to buy a flat in Wolviston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wolviston lawyer is on the Clydesdale conveyancing panel.

Should my lawyer be asking questions concerning flooding as part of the conveyancing in Wolviston.

The risk of flooding is if increasing concern for solicitors dealing with homes in Wolviston. There are those who purchase a house in Wolviston, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a various searches that may be initiated by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Wolviston. The conventional set of property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a buyer could bring a claim for damages as a result of such an incorrect response. A purchaser’s lawyers will also commission an environmental search. This should higlight if there is any known flood risk. If so, further inquiries will need to be carried out.

I'm purchasing my first flat in Wolviston with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it could put at risk my loan with the bank. 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.

Much to my surprise my lawyer in Wolviston is asking me for identification documents asserting that this forms part of his legal duty as a solicitor on the lender Conveyancing panel. Can you confirm whether this is the case?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Wolviston