My wife and I have recently acquired a property in Gurnard. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Gurnard?

The query is not clear as to the nature of the problems and if they are unique to conveyancing in Gurnard. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor fills in a questionnaire referred to as a Seller’s Property Information Form. answers turns out to be incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Gurnard.

We note that you have a post code search directory identifying law firms on the Principality conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Gurnard?

We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gurnard.

A friend informed me that in purchasing a property in Gurnard there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?

We are aware of a number of properties in Gurnard which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Gurnard should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am buying a end of terrace house in Gurnard. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve checks to see if these works were previously refused?

Your property lawyer will check the deeds as conveyancing in Gurnard will sometimes reveal restrictions in the title documents which prevent categories of changes or necessitated the consent of a 3rd party. Many extensions need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

I have paid off my mortgage with Principality. I assume I don't need a Gurnard conveyancer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

What makes your site different to alternative online quote calculators for conveyancing in Gurnard?

At this site obtain a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Gurnard. Unlike many estate agents and brokerage sites we do not have kick-back arrangements with solicitors. Many agents and online brokers 'recommend' the firm paying the most commission, not the best value conveyancing in Gurnard

What advice can you give us when it comes to appointing a Gurnard conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Gurnard conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Gurnard conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Gurnard who can give a testimonial?

I am the registered owner of a 1 bedroom flat in Gurnard, conveyancing having been completed in 2001. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Gurnard with a long lease are worth £186,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2077

With only 52 years remaining on your lease the likely cost is going to be between £29,500 and £34,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.