Last June we completed a house move in Bilston. We have since encountered a number of issues with the house which we consider were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been carried out for conveyancing in Bilston?

The query is vague as to the nature of the problems and if they are specific to conveyancing in Bilston. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a form known as a SPIF. If the information turns out to be inaccurate, 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 Bilston.

I'm purchasing a new build house in Bilston benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my solicitor about the extras as it could affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 have been on the look out for a ground for flat up to £235,500 and found one round the corner in Bilston I like with a park and railway links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Bilston suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage that many years will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

We're first time buyers - agreed a price, but the estate agent advised that the seller will only issue a contract if we use their recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Bilston

It is unlikely the owners are driving this. Should the vendor want ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make sure they understand (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you intend to appoint your preferred Bilston conveyancing firm - not the ones that will give the negotiator at the agency a referral fee or achieve conveyancing targets set by senior management.

To what extent are Bilston conveyancing solicitors duty bound by the Law Society to issue clear conveyancing costs?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Bilston or or elsewhere in the country.