Is it realistic for conveyancing in Gurnard to be done in 10 days?
In a situation where you are under time constraints for your conveyancing it is advisable to make sure that your lawyer is familiar with the area as they will have local relationships and insight. It is possible that they would have transacted previoushomes in the same road. Therefore consider using a Gurnard conveyancing solicitor. In addition, check that the conveyancing firm is on the on the approved list for your mortgage company. It is estimated that nearly one in five of Gurnard conveyancing transactions are delayed or derailed after discovering a buyer’s solicitor was not on their banks list of approved solicitors. This can often result in the conveyancing being delayed by as much as three weeks. It is believed that this issue affects approximately 100,000 home moves every year. Many Gurnard conveyancing practices can not represent certain banks so do check at the outset.
I am considering remortgaging my home in Gurnard, does my lawyer need to be on the RBS Solicitor panel?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I'm the only beneficiary of my late mum's will and I have everything in my name alone, including the house in Gurnard. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my property ownership will be considered the same way as if I'd bought the property in March. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view banks take of it, depend on the mortgage company as this clause is primarily there to identify subsales or the quick reselling of property.
I recently had an offer accepted on an apartment in Gurnard. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the conveyancer called me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Gurnard solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Gurnard surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Due to the encouragement of my in-laws I had a survey completed on a house in Gurnard ahead of instructing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks tend refuse to give a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Gurnard. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my property. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Gurnard if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Gurnard. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.