My wife and I have recently acquired a property in Stratford Upon Avon. We have since encountered a number of issues with the property which we suspect were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been ordered as part of conveyancing in Stratford Upon Avon?

The query is vague as what problems have arisen and if they are specific to conveyancing in Stratford Upon Avon. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a form known as a Seller’s Property Information Form. answers turns out to be inaccurate, you may have a misrepresentation 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 Stratford Upon Avon.

My wife and I are buying a apartment in Stratford Upon Avon. It might be a silly question but how we can trust a lawyer? At some point we will need to send our life savings into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have decided to exercise my right to buy my property in Stratford Upon Avon off the council. I have a mortgage offer with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Stratford Upon Avon bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Stratford Upon Avon conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. I simply don't know who is right.

The solicitor must comply with the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. Stratford Upon Avon is the location of the property. Can you offer any advice?

Flying freeholds in Stratford Upon Avon are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stratford Upon Avon you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stratford Upon Avon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Am I best advised to choose a Stratford Upon Avon conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can carry out the legal work however they are based 300kilometers drive away.

The primary upside of using a high street Stratford Upon Avon conveyancing firm is that you can pop in to sign documents, hand in your ID and pester them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were impressed that must trump using an unknown Stratford Upon Avon conveyancing lawyer solely due to them being Stratford Upon Avon based.

I am hoping to complete next month on a studio apartment in Stratford Upon Avon. Conveyancing solicitors assured me that they will have a report out to me next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Stratford Upon Avon should include some of the following:

Repair and maintenance of the flat Does the lease prevent you from renting out the property, or working from home Ground rent - what is due and when is collected, and be on notice if this is subject to change specifics of the parties to the lease, for example these could be the (you), head lessor, freeholder Where does the liability rest for maintaining the window frames

I am the registered owner of a leasehold flat in Stratford Upon Avon, conveyancing was carried out in 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Stratford Upon Avon with over 90 years remaining are worth £186,000. The ground rent is £55 yearly. The lease runs out on 21st October 2078

You have 52 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.