Do the conveyancing solicitors that you recommend perform conveyancing in Gunnislake by way of an attended exchange?

There are a few conveyancing experts who can conduct attended exchanges. You should contact us to secure a fee calculation and details as to availability.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Gunnislake property lawyer on the Santander panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

Completion of my purchase has taken place for my property in Gunnislake. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

RBS have agreed my mortgage in principle, my offer on a property in Gunnislake has been agreed to, now what?

The property agent will want to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Telephone RBS or your financial adviser and finalise any relevant documentation. RBS will appoint a valuer who will get in contact with the estate agent or vendor to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. RBS will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Gunnislake.

I am selling our property in Gunnislake and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Gunnislake conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing firm rather than a conveyancing solicitor in Gunnislake. We have lived in Gunnislake for six years we know of no issue. Do we contact our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I used Arc property Solicitors a few years past for my conveyancing in Gunnislake. I now require my papers however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Gunnislake of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am a negotiator for a busy estate agency in Gunnislake where we have experienced a number of leasehold sales derailed as a result of short leases. I have been given contradictory information from local Gunnislake conveyancing firms. Could you clarify whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Gunnislake Leasehold Conveyancing - A selection of Questions you should ask before buying

Plenty Gunnislake leasehold flats will incur a service charge for the upkeep of the block set by the landlord. Where you acquire the property you will have to meet this contribution, usually periodically throughout the year. This can vary from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a rentcharge to be met yearly, this is usually not a significant figure, say around £50-£100 but you need to enquire it because sometimes it could be surprisingly expensive. The answer will be important as a) areas may result in problems for the building as the communal areas may begin to deteriorate if services are not paid for b) if the tenants have a dispute with the managing agents you will need to know about it It is important to be aware whether redecorating or some other significant cost is pending that will be shared amongst the leaseholders and could well materially impact the level of the maintenance fees or necessitate a specific invoice.