Last April we completed a house move in Sandhurst. We have since encountered a number of problems with the property which we suspect were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Sandhurst?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Sandhurst. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire called a Seller’s Property Information Form. answers proves to be incorrect, then you may have a 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 Sandhurst.

We are buying a flat in Sandhurst. It might be a silly question but how we can trust a lawyer? On completion day we will need to deposit our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Intending to buy a house in Sandhurst. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sandhurst property lawyer is on the Santander conveyancing panel.

I was told four weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Sandhurst is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

Should my lawyer be making enquiries regarding flooding during the conveyancing in Sandhurst.

The risk of flooding is if increasing concern for lawyers dealing with homes in Sandhurst. There are those who acquire a house in Sandhurst, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous checks that may be initiated by the buyer or by their conveyancers which can give them a better understanding of the risks in Sandhurst. The standard completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to determine if the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could commence a claim for damages stemming from an inaccurate reply. A purchaser’s solicitors will also carry out an enviro search. This should reveal if there is a recorded flood risk. If so, further investigations should be conducted.

I need to instruct a conveyancing lawyer in Sandhurst for my house move. Is there any facility to see a firm’s record with the profession’s regulator?

Anyone can read published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.

What are your top tips when it comes to finding a Sandhurst conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Sandhurst conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Sandhurst conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

How many lease extensions have they carried out in Sandhurst in the last twenty four months?

I bought a ground floor flat in Sandhurst, conveyancing was carried out 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Sandhurst with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2081

You have 56 years unexpired we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.