We are planning to acquire a property and require a conveyancing solicitor in Gurnard who is on the Nottingham solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Gurnard.

I am buying my first flat in Gurnard with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my solicitor about this extras as it will put at risk my mortgage with the bank. Should I keep quiet?.

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've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Gurnard is where the house is located. Can you offer any opinion?

Flying freeholds in Gurnard are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gurnard you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gurnard 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 premises.

Is it best to instruct a Gurnard conveyancing lawyer who is local to the property I am buying? I have an old university friend who can carry out the legal formalities but his firm is located 300miles drive away.

The benefit of a high street Gurnard conveyancing firm is that you can pop in to execute paperwork, hand in your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that must surpass using an unknown Gurnard conveyancing lawyer solely due to them being round the corner.

I have just started marketing my 2 bed flat in Gurnard. Conveyancing solicitors are to be appointed soon, but I have just received a yearly service charge invoice – what should I do?

The sensible thing to do is clear the invoice as normal because all rents and service invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Gurnard - A selection of Questions you should ask Prior to buying

On the whole the cost for major works tend not to be included within service charges, although a few managing agents in Gurnard ask leaseholders to contribute towards a reserve fund and this is used to offset against major works. Be sure to enquire if there is anything that is prohibited in the lease. By way of example it is fairly common in Gurnard leases that pets are not permitted in certain buildings in Gurnard. If you love the flatin Gurnard but your dog is not allowed to move with you then you will be faced difficult choice. Please note that where the lease has fewer than eighty years it will impact the salability of the apartment. It is worth checking with your bank that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this would cost. For most Gurnardlease extensions you will need to own the premises for a couple of years in order to be eligible to extend the lease.