My husband and I are intent on acquiring property in Molesey. My Solicitor has never been on on the bank approved panel. Is it possible for me to appoint my Molesey conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?

Your options include

• Complete the purchase with your chosen Molesey conveyancing practitioner but your bank will no doubt instruct a conveyancing practitioner on their approved list. The net result is additional charges and potential interruption.
• Appoint a fresh property lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your solicitor to do everything possible to get accepted on the lender’s panel of solicitors

My brother and I have just purchased a house in Molesey. We have since encountered a number of issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Molesey?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Molesey. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire referred to as a SPIF. answers ends up being misleading, 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 Molesey.

I am helping my step-mother sell her flat in Molesey. Will the solicitor arrange an energy assessment or it is for me to coordinate?

After the abolition of Home Packs, energy assessments was retained a required element of moving house. An energy performance certificate needs to be to hand in advance of the property being advertised. This is not a task that law firms normally arrange. Where you are using a Molesey conveyancing solicitor they may help arrange energy assessments due to their contacts with reputable Molesey energy assessors

My wife and I have arranged the release of further funds on our home loan from RBS as we want to conduct improvements to our property in Molesey. Do we need to appoint a nearby Molesey solicitor on the RBS conveyancing panel to handle the paperwork?

RBS do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.

After shopping around on the internet I have found a Molesey lawyer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 solicitor 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 Molesey postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Molesey.

Just had an offer accepted on a new build apartment in Molesey. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Molesey

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a conveyancing practitioner in Molesey for my home move. Is it possible to see a firm’s complaints history with the legal regulator?

Anyone can review published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could recorded call for training reasons.