We're in Hessle, First time buyers purchasing with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

What is the difference between a licensed conveyancer and conveyancing solicitor in Hessle

There are many registered licenced Conveyancers in Hessle and Solicitor partnerships in Hessle to choose from We would stress that both are regulated professionals specialising in the legal work in the home buying process. Both can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Is it correct that all Hessle CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved firms?

A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

Intending to buy a maisonette in Hessle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hessle lawyer is on the Barclays conveyancing panel.

I'm purchasing a new build house in Hessle with a loan from Barnsley Building Society. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not inform my lawyer about the deal as it would put at risk my mortgage with Barnsley Building Society. Is this normal?.

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.

In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Hessle and how can your lawyers assist?

The 1954 Act affords security of tenure to business tenants, granting the right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Hessle is one of the hundreds of locations in which our lawyers are located

Do you have any top tips for leasehold conveyancing in Hessle with the aim of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Hessle can be reduced if you appoint lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the buyers’ conveyancers.
If you hold a share in a the Management Company, you should ensure that you have the original share document. Organising a re-issued share certificate is often a lengthy process and delays many a Hessle conveyancing transaction. If a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. Many freeholders or managing agents in Hessle charge for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Hessle. If there is a history of conflict with your landlord or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to unresolved. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Hessle state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord approving such works. Where you dont have the approvals to hand do not contact the landlord without contacting your lawyer in advance.

I inherited a garden flat in Hessle, conveyancing formalities finalised November 2000. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Hessle with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2104

With just 79 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.