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

The query is vague as what problems have arisen and if they are relate to conveyancing in Accrington. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor completes a questionnaire referred to as a Seller’s Property Information Form. answers is inaccurate, you may have a misrepresentation claim against the vendor 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 Accrington.

I moved into my apartment on 13 November and my personal details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Accrington said it should be formalised in a couple of weeks. Are titles in Accrington particularly slow to register?

As far as conveyancing in Accrington is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any other parties. Currently roughly 80% of submission are completed in less than three weeks but some can be subject to longer hold-ups. Registration takes place once the new owner is living at the property therefore 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

Due to the encouragement of my in-laws I had a survey completed on a house in Accrington before appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend refuse to grant a loan on a flying freehold premises.

It varies from the lender to lender. HSBC has different instructions from Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Accrington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Accrington to see if the conveyancing costs will increase in light of this.

I own a leasehold house in Accrington. Conveyancing and Leeds Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Accrington who acted for me is not around. What should I do?

The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a Accrington conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Accrington Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

For most Accrington leaseholds the cost for major works tend not to be built into the service charges, although some managing agents in Accrington obliged leasehold owners to contribute towards a sinking fund created for the specific purpose of establishing a fund for larger works. What is the yearly maintenance fee and ground rent? It would be wise to discover as much as possible about the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day issues such as the cleanliness of the communal areas. You should not be shy to ask other tenants if they are happy with them. In conclusion, be sure you understand the dates that you are obliged pay the service charge to the appropriate party and specifically what it includes.

My lender have just issued us with a mortgage offer. We have retained a reputable conveyancer in Accrington last week. Today, our mortgage adviser contacted us saying that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the mortgage company had a say Is this permitted?

You are at liberty to appoint any property lawyer you prefer to select for your conveyancing in Accrington nevertheless if your lender aren't happy with them you would have to incur additional cost so your bank can retain their own lawyers. It may be possible your preferred conveyancing firm to get added to the lender panel. You can use online tools such as lenderpanel.com to find a conveyancing solcitor in Accrington on the bank panel. You can go into your high street bank branch in Accrington. They will know some good conveyancing solicitors in Accrington on the approved list.