My brother and I have lately bought a house in Gurnard. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Gurnard?

It is not clear from the question 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 designed to help avoid problems. As part of the process, the vendor answers a document known as a Seller’s Property Information Form. If the information ends up being misleading, you may have a misrepresentation claim against the seller 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 previously chose conveyancers based in Gurnard on the solicitor panel. They have just invoiced me a separate charge for the legal aspects of the mortgage. Is this an additional conveyancing fee specified by ?

Provided it is contained in their Terms of Engagement or estimate then yes your is entitled to charge a fee for this. This charge is not set by but by your Gurnard . Plenty of firms on the panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.

My partner and I are in the process of looking at apartments in Gurnard and I am now considering a potential offer. Is it advisable to have my on ‘stand by’? I am planning to take a mortgage with .

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are seeking a mortgage with , ask your prospective lawyers if they are on the conveyancing panel otherwise they can't do the mortgage legal work.

I recently had an offer accepted on a house in Gurnard. My mortgage broker suggested a . I paid an advanced payment of £150. A couple of days later, the called me embarrassingly acknowledging that they were not on the 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 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.

Are there restrictive covenants that are commonly identified as part of conveyancing in Gurnard?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property 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…’

I'm buying my first flat in Gurnard with a loan from . The developers refused to reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my conveyancer about the side-deal as it will jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Gurnard is where the house is located. Can you offer any assistance?

Flying freeholds in Gurnard are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gurnard you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gurnard may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.