Last September we completed a house move in Wootton Bassett. We have since encountered a number of issues with the property which we consider were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Wootton Bassett?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Wootton Bassett. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a form referred to as a SPIF. If the information ends up being misleading, 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 Wootton Bassett.

My uncle passed away last year and as sole heir and executor I was left the property in Wootton Bassett. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?

Given you intend to refinance then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.

We are purchasing a house in Wootton Bassett. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit funds into their account. What is the protection we have from them run away with our deposit?

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.

We are purchasing a terrace house in Wootton Bassett. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to see if these works are prohibited?

Your property lawyer will review the registered title as conveyancing in Wootton Bassett can on occasion identify restrictions in the title deeds which restrict certain works or need the permission of another owner. Some additions require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.

I have decided to exercise my right to buy my property in Wootton Bassett off the council. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

Should commercial conveyancing searches disclose impending roadworks that may impact a commercial premises in Wootton Bassett?

Its becoming the norm that commercial conveyancing solicitors in Wootton Bassett will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Wootton Bassett. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wootton Bassett.

For every commercial conveyancing transaction in Wootton Bassett it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Wootton Bassett commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Wootton Bassett.

How do I use your search facility to get a quote from a conveyancing practitioner in Wootton Bassett on the authorised to act for my bank?

First choose a mortgage company such as Birmingham Midshires, Norwich and Peterborough Building Society or TSB then choose your location such as Wootton Bassett. Conveyancing organisations in Wootton Bassett and further afield should be identified.