Last October we completed a house move in Sacriston. We have since encountered a number of problems with the house which we consider were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Sacriston?

The query is vague as what problems have arisen and if they are unique to conveyancing in Sacriston. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the process, the vendor fills in a questionnaire known as a Seller’s Property Information Form. If the information turns out to be misleading, you could possibly take legal action against the vendor 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 Sacriston.

My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Sacriston. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?

Given you plan to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.

About to purchase a new build apartment in Sacriston. Conveyancing is a frightening process 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.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sacriston

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Please confirm the Lease plans are architect prepared.

Taking into account that I am about to spend over three hundred thousand on a two bedroom apartment in Sacriston I would like to talk to a lawyer regarding thehouse move ahead of instructing the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer who will be doing your conveyancing in Sacriston.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Sacriston should be the amount on the final invoice that you end up paying.

We're new on the property ladder - had an offer accepted, yet the selling agent told us that the seller will only proceed if we use their recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Sacriston

We suspect that the seller is not behind this requirement. If they want ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Sacriston conveyancing firm - as opposed tothose that will earn their estate agent a referral fee or hit his conveyancing thresholds pre-set by HQ.