Is there a search tool that I can utilise to find out if the solicitor handling my conveyancing in Gamston is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus spending £192.00 in additional legal bill.

Feel free to make use of the find a conveyancing panel solicitor tool on this web page. Please choose the mortgage company and type ‘Gamston’ or your preferred area and you will be presented with a number of lawyer based in Gamston or by proximity to you.

I am helping my niece sell her property in Gamston. Will the conveyancing solicitor commission the energy performance certificate or it is for the owner to coordinate?

Following the abolition of HIPs, EPC’s was left as a required element of selling a house. An EPC needs to be commissioned before the property is put on the market. It is not a task that conveyancers ordinarily organise. Where you are using a Gamston conveyancing lawyer they might be willing to arrange energy assessments given their relationships with reputable Gamston assessors

I happen to be the sole recipient of my late mum's will with all property in now in my sole name, including the house in Gamston. The Gamston property was put into my name in October. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the house in October. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some banks would take a practical view as this clause primarily exists to capture the purchase and immediately sell or the quick reselling of property.

We previously selected conveyancers located in Gamston on the Santander solicitor approved list. They are now charging me a further amount for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?

Provided it is contained in their Terms of Engagement or Quote then yes your solicitor may charge a fee for this. The fee is not dictated by Santander but by your Gamston conveyancer. Numerous firms on the Santander panel will levy an ‘acting for lender’ fee and others do not.

four months have elapsed since my purchase conveyancing in Gamston completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Gamston differ for new build properties?

Most buyers of new build residence in Gamston come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Gamston tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Gamston or who has acted in the same development.

Planning to exchange soon on a basement flat in Gamston. Conveyancing lawyers inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

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

Additions to the premises What you can do if a neighbour breaches a clause of their lease? Specifying your legal entitlements in respect of the communal areas in the building.For instance, does the lease grant a right of way over a path or hallways? Where does the liability rest to repair and maintain the building. It is important that you know which party is responsible the repair and maintenance of all parts of the block and estate Are pets allowed in the flat?

Gamston Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

Who takes charge for maintaining and repairing the block? Plenty Gamston leasehold properties will have a service bill for the upkeep of the building set by the freeholder. Should you purchase the property you will have to meet this charge, usually quarterly throughout the year. This could differ from several hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge to be met annual, this is usually not a large sum, say about £25-£75 but you need to check as occasionally it could be many hundreds of pounds.