My partner and I have lately bought a house in Shildon. We have since encountered a number of issues with the property which we consider were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Shildon?

The question is not clear as what problems have arisen and if they are specific to conveyancing in Shildon. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the process, a seller answers a form referred to as a SPIF. answers is 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 Shildon.

Will my lawyer be making enquiries about flooding during the conveyancing in Shildon.

Flooding is a growing risk for solicitors dealing with homes in Shildon. Plenty of people will purchase a property in Shildon, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Shildon. The conventional set of property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to discover if the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the vendor, then a buyer may commence a legal claim for losses resulting from an inaccurate response. A buyer’s lawyers may also carry out an environmental search. This will indicate if there is a recorded flood risk. If so, more detailed investigations should be carried out.

Just had an offer accepted on a new build flat in Shildon. 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 legal work.

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

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I have been sourcing a conveyancing practitioner in Shildon for my sale. Is it possible to see a solicitor's complaints history with the profession’s regulator?

Members of the public can see published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.

Me and my wife are soon to complete on the purchase a house in Shildon but as a consequence of damage from the recent storms I have agreed compensation from the seller of £2k by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process but my mortgage company will not permit this. Should they have been notified?

Your being on the bank approved list is obliged to advise the mortgage company of any changes to the sale amount. In the event that you were to refuse your to disclose the price change to your bank then they would have to refrain from acting for you and the lender.