Last we completed a house move in Darwen. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Darwen?

The question is not clear as what problems have arisen and if they are unique to conveyancing in Darwen. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller answers a questionnaire called a Seller’s Property Information Form. If the information ends up being misleading, 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 Darwen.

Me and my partner are purchasing a house in Darwen. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send money into their account. What is the protection 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.

Two weeks ago we had a mortgage agreed in principle with . Darwen conveyancing lawyers have been appointed. How long does it take for to issue the offer to the ?

There is no definitive answer here. Have conducted the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a AIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Darwen solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Darwen solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I own a semi-detached Victorian property in Darwen. Conveyancing practitioner represented me and . I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. Is it worth asking to clarify?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Darwen and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing practitioner who carried out the work.

I am purchasing a new build house in Darwen with a mortgage from . The developers would not reduce the price so I negotiated 6k of extras instead. The sale representative suggested that I not inform my solicitor about the deal as it may adversely affect my loan with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I inherited a 1 bedroom flat in Darwen, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Darwen with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 50

You have 50 years left to run the likely cost is going to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs 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 other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.