My IFA has asked me for my Gurnard law firm’s panel reference for the Santander conveyancing panel. How do I discover this. I have e-mailed my local Gurnard office but they don't know it.
The sensible thing to do is ask for this information from your Gurnard conveyancing practitioner . They maintain a central record lender panel numbers.
Are there restrictive covenants that are commonly picked up during conveyancing in Gurnard?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Gurnard. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Gurnard differ for new build properties?
Most buyers of new build premises in Gurnard approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because builders in Gurnard 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 used to new build conveyancing in Gurnard or who has acted in the same development.
I have been sourcing a conveyancing practitioner in Gurnard for my house move. Can I check a solicitor's record with the legal regulator?
You may read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.
I've recently bought a leasehold flat in Gurnard. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a split level flat in Gurnard, conveyancing was carried out February 2010. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Gurnard with over 90 years remaining are worth £202,000. The ground rent is £60 levied per year. The lease ends on 21st October 2080
You have 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
At what stage do I cover the costs of stamp duty payable for my Gurnard house purchase?
The majority of lawyers will complete a stamp duty return on your behalf during your Gurnard conveyancing transaction for you to sign. After completion your conveyancing practitioner will submit your Land Transaction Return Form to the Inland Revenue and - as long as they have the funds - pay any land tax due for you.