Last May we completed a house move in Caergwrle. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out for conveyancing in Caergwrle?

The question is vague as to the nature of the problems and if they are specific to conveyancing in Caergwrle. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a form known as a Seller’s Property Information Form. answers ends up being incorrect, 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 Caergwrle.

we are a couple who wish to acquire a newly converted apartment in Caergwrle with a homeloan from The Royal Bank of Scotland.We would like to retain our Caergwrle conveyancing solicitor but The Royal Bank of Scotland says she’s not listed on their "panel". We have to appoint a The Royal Bank of Scotland panel solicitor or keep our high street solicitor and pay for a The Royal Bank of Scotland panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan offered to you contains various provisions, a common one being that solicitors needs to be on the The Royal Bank of Scotland solicitor panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for The Royal Bank of Scotland

My aunt advised me that in purchasing a property in Caergwrle there could be various restrictions prohibiting external alterations to a property. Is this right?

We are aware of a number of properties in Caergwrle which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Caergwrle should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

After much negotiation I have agreed a price on a house in Caergwrle. My financial adviser suggested a solicitor. I paid an upfront payment of £175. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have instructed a Caergwrle property lawyer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Caergwrle postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Caergwrle.

I am buying a new build apartment in Caergwrle. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Caergwrle

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Back In 2006, I bought a leasehold house in Caergwrle. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Caergwrle who acted for me is not around. Any advice?

First contact HMLR to make sure that this person is indeed the new freeholder. You do not need to incur the fees of a Caergwrle conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a 2 bed flat in Caergwrle, conveyancing having been completed in 2003. Can you work out an approximate cost of a lease extension? Corresponding flats in Caergwrle with an extended lease are worth £190,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2087

With only 62 years unexpired we estimate the price of your lease extension to range between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.