I decided to go with a high street lawyer for our conveyancing in Gurnard yesterday. Reviewing the terms of engagement I seewe are liable for costs even if the sale aborts. Should I go with them or choose a web based conveyancing brokerage who offer no move no charge conveyancing in Gurnard?

Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be uplifted to cover the conveyances that abort. You should be mindful that such offerings generally do not protect you from outlay e.g. Gurnard conveyancing search costs.

My husband and I are refinancing our maisonette in Gurnard with Bank of Ireland. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the Bank of Ireland conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Bank of Ireland. This is solely used to protect Bank of Ireland if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Bank of Ireland had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

What can a local search tell me about the property we're purchasing in Gurnard?

Gurnard conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays a central part in many a Gurnard conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

I am a sole trader intending to take an assignment of a lease of a shop on a shopping parade. Can you recommend lawyers offering competitive charges for non-domestic conveyancing in Gurnard for below £2000?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Gurnard, including the disposal and purchase of businesses as well as simply property. If you are looking to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. As for the costs these will vary based on the structure and terms of the deal. Let us have your contact information or phone so as to enable us to provide you with a detailed commercial conveyancing calculation.

I own a leasehold flat in Gurnard. Conveyancing and Barclays Direct mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Gurnard who acted for me is not around. What should I do?

First contact the Land Registry to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a Gurnard conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Gurnard - Examples of Questions you should ask Prior to buying

How many years remain on the lease? The best form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this scenario the lessees have control and notwithstanding that a managing agent is frequently employed where it is bigger than a house conversion, the managing agent retained by the leaseholders. What is the maintenance charge and ground rent on the flat?