We hired a Gurnard based firm for our conveyancing in Gurnard yesterday. Upon checking the fine print it is apparent thatwe are responsible for charges even if our purchase doesn't happen. Should I ditch them and select an on-line lawyer offering no-sale-no-fee conveyancing in Gurnard?

It is usually a trade off in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to neutralise those conveyances that abort. Also remember that these deals generally do not cover disbursements e.g. Gurnard conveyancing search charges.

My god-son is purchasing a newly built flat in Gurnard with a home loan from Barclays. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Is there a reason why leasehold purchase conveyancing in Gurnard is more expensive?

Gurnard leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

Various web forums that I have frequented warn that are the number one reason for delay in Gurnard conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Gurnard.

I'm purchasing my first flat in Gurnard with a mortgage from HSBC Bank. The builders refused to budge the price so I negotiated 6k of additionals instead. The house builders rep told me not reveal to my lawyer about this side-deal as it will adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.