My partner and I have lately bought a house in Dersingham. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Dersingham?

The question is not clear as to the nature of the problems and if they are unique to conveyancing in Dersingham. Conveyancing searches and due diligence undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a document known as a Seller’s Property Information Form. If the information is incorrect, then you may have a 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 Dersingham.

As someone not used to the Dersingham conveyancing process what is the number one tip you can give me for the home moving process in Dersingham

Not many law firms shout this from the rooftops but conveyancing in Dersingham and elsewhere in Norfolk is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the house moving process. For example, the seller, selling agent and sometimes your mortgage company. Appointing a law firm for your conveyancing in Dersingham an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to act in your legal interests and to protect you.

There is a distinct increase in the "blame" culture- someone must be at fault for the process taking so long. You must always trust your conveyancer ahead of all other parties when it comes to the legal transfer of property.

Are the BSA planning on creating a search tool with a view to list solicitors on the Darlington Building Society conveyancing panel for example in Dersingham?

Lexsure has not been advised of any intention on the part of the BSA to develop such a register.

What does a local search inform me concerning the house I am purchasing in Dersingham?

Dersingham conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search is essential in every Dersingham conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

My wife and I purchased a leasehold flat in Dersingham. Conveyancing and National Westminster Bank mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Dersingham who previously acted has now retired. Do I pay?

The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Dersingham conveyancing practitioner 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 landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a ground floor flat in Dersingham, conveyancing formalities finalised March 1998. Can you work out an approximate cost of a lease extension? Comparable flats in Dersingham with over 90 years remaining are worth £171,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2104

With just 79 years unexpired the likely cost is going to span between £7,600 and £8,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.