Last September we completed a house move in Southampton. We have since encountered a number of problems with the property which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Southampton?

The question is not clear as what problems have arisen and if they are specific to conveyancing in Southampton. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire called a Seller’s Property Information Form. answers proves to be misleading, you could possibly take legal action 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 Southampton.

What does my ID and proof of funds have anything to do with my conveyancing in Southampton? Why is this being asked of me?

You are right in these requests have nothing to do with conveyancing in Southampton. However these days you can not proceed with any conveyancing transaction if you have not handing over proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a council tax bill. Please note that if you are supplying your driving licence as proof of identification it must be both the paper part and photo card part, one is not sufficient in the absence of the other.

Evidence of your origin of money is required under Money Laundering Regulations. Please do not be offended when when this is requested of you as your lawyer will need to have this information on record. Your Southampton conveyancing practitioner will need to see evidence of proof of funds prior to accepting any monies from you into their client account and they will also ask further questions regarding the origin of funds.

I am considering applying for a Aldermore mortgage for purchase of a new build (under development) in Southampton with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?

There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Southampton I like with a park and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Southampton suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan the shortness of the lease will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

My lender have just issued us with a mortgage offer. We instructed a long established conveyancer in Southampton yesterday. This morning, our mortgage adviser phoned to advise us that the lender said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the bank had a say Is this legal?

You are permitted to instruct any property lawyer you want to choose including the said conveyancer in Southampton however if your bank aren't happy with them you would have to incur an extra fee so your bank can retain their own conveyancer too. On occasion it is conceivable that your preferred conveyancing firm to get added to the mortgage company list of approved firms. You can use internet tools including lenderpanel.com to find a conveyancing solcitor in Southampton on the lender panel. You can go into your high street mortgage company branch in Southampton. They can recommend conveyancing solicitors in Southampton on the approved list.