Last October we completed a house move in Peterlee. We have since encountered a number of issues with the house which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Peterlee?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Peterlee. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor fills in a questionnaire known as a SPIF. If the information ends up being inaccurate, 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 Peterlee.

I'm purchasing a new build house in Peterlee with a mortgage from HSBC Bank. The builders refused to move on the amount so I negotiated 6k of additionals instead. The estate agent advised me not inform my solicitor about this extras as it could put at risk my loan with the bank. Do I keep my lawyer in the dark?.

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 have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Peterlee I like with amenity areas and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Peterlee suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a home loan that many years will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

How do I use your search tool to find a conveyancing lawyer in Peterlee on the panel for my mortgage?

Step one is to select a mortgage company such as Birmingham Midshires, The Mortgage Works or Bank of Ireland then choose your location a common one being Peterlee. Conveyancing practices in Peterlee and across England and Wales should be listed.

I'm selling a bungalow in Peterlee. I have found my conveyancer's company on the CLC list, but I can't find my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not all staff in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unlicensed staff.