IfI was to acquire a straightforward housein Gurnard for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Gurnard?

The only reduction in fees you would achieve is the Gurnard conveyancing searches. The conveyancing practitioner still be obliged to do everything else - money laundering, correspond with your sellers lawyer, SDLT submission, register the ownership etc. A marginal saving might be made by not having to register a mortgage but it won't be a lot.

Can you explain why leasehold purchase conveyancing in Gurnard is more expensive?

Gurnard leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

What is your number one tip for finding a conveyancing solicitor in Gurnard

Do not opt for the lowest Gurnard conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I are in the throws of looking at apartments in Gurnard and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Coventry BS.

It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are obtaining a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.

I am currently in the process of buying my council flat in Gurnard. I have a mortgage agreed with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

I'm purchasing a new build house in Gurnard with the aid of help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my solicitor about the deal as it would jeopardize my mortgage with the lender. Is this normal?.

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.

Are Gurnard conveyancing solicitors under an obligation to the Law Society to supply clear conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Gurnard or beyond.