My partner and I have lately acquired a house in Rhuddlan. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in Rhuddlan?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Rhuddlan. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a property owner answers a questionnaire referred to as a SPIF. If the information is misleading, then you may have a claim 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 Rhuddlan.

I had intended to instruct a property lawyer in Rhuddlan for our home move. Our financial adviser has since notified us that our mortgage lenders Chelsea Building Society won't deal with them. Surely this is unfair competition?

A mortgage company may insist on an approved solicitor act for it. Borrowers are expected to bear the charges for this. Try using our directory service to get a quote from a solicitor to carry conveyancing in Rhuddlan on the Chelsea Building Society approved list of solicitors.

Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who dealt with the conveyancing in Rhuddlan 5 years ago no longer exist. What do I do?

Assuming you have a registered title the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, locate your property and get up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be obtained for a small fee.

I'm purchasing a new build house in Rhuddlan benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of additionals instead. The house builders rep told me not inform my lawyer about this deal as it may adversely affect my mortgage with Coventry Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 am thinking of appointing a conveyancing practitioner in Rhuddlan for my house move. Is there any facility to check a firm’s complaints history with the profession’s regulator?

Anyone can find published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded call for training requirements.