My partner and I have recently purchased a house in Dulverton. We have noticed several problems 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 conducted as part of conveyancing in Dulverton?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Dulverton. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor completes a document referred to as a SPIF. 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 Dulverton.

Should my conveyancer be raising questions concerning flooding during the conveyancing in Dulverton.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Dulverton. Plenty of people will purchase a property in Dulverton, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Dulverton. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine whether the property has ever been flooded. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser could commence a compensation claim stemming from an incorrect answer. The buyer’s solicitors will also commission an enviro search. This will indicate whether there is a recorded flood risk. If so, further investigations should be carried out.

I have been on the look out for a flat up to £235,500 and found one close by in Dulverton I like with open areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Dulverton in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

Given that I am about to part with £400,000 on 3 bedroom house in Dulverton I wish to talk to a lawyer regarding thetransaction in advance of instructing the firm. Is this something that you can arrange?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your property ownership legalities in Dulverton.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Dulverton should be the figure that you end up paying.

My brother-in-law has suggested I instruct a conveyancing solicitor in Dulverton. I need to find out if they are listed on the lender's conveyancing panel. Could you help?

It’s a good idea call your lawyer to check if they are on the lender's approved list. Alternatively please call us and we can make some checks for you. Should the firm not be on the bank panel we we can help find a reputable conveyancing solicitor in Dulverton on the approved list for your mortgage company.