Last June we completed a house move in Wombourne. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Wombourne?

The query is vague as to the nature of the problems and if they are specific to conveyancing in Wombourne. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a form referred to as a Seller’s Property Information Form. If the information proves to be misleading, then you may have a claim against the seller 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 Wombourne.

I used Stirling Law several years ago for my conveyancing in Wombourne. Now, I need the files however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wombourne of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been sourcing a conveyancing solicitor in Wombourne for my home move. Can I check a firm’s complaints history with the profession’s regulator?

One can search for published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.

I have recently realised that I have 62 years unexpired on my flat in Wombourne. I now want to extend my lease but my freeholder is can not be found. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. In some cases a specialist may be helpful to try and locate and to produce a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Wombourne.

Leasehold Conveyancing in Wombourne - A selection of Queries before buying

Please note if it is fewer than 80 years it will impact the marketability of the apartment. Check with your mortgage company that they are content with remaining years on the lease. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of what this will be. For most Wombournelease extensions you will need to own the residence for two years in order to be entitled to extend the lease. On the whole the cost for major works are not included within service charges, although a few managing agents in Wombourne obliged leasehold owners to contribute towards a sinking fund created for the specific purpose of building a fund for major repairs or maintenance. Make sure you find out if the the lease includes any adverse restrictions in the lease. By way of example some leases prohibit pets being permitted in in a block in Wombourne. If you love the apartmentin Wombourne yet your cat is not allowed to move with you then you have a very difficult decision.

How and when do I cover the costs of the Stamp Duty Land Tax due for my Wombourne property purchase?

Your conveyancer will fill out a Land Transaction Return Form for you during your Wombourne conveyancing transaction for signature. On completion your conveyancing practitioner will submit your Land Transaction application to the Inland Revenue and - as long as they have the money - settle any land tax due on your behalf.