We opted for a local solicitor for my conveyancing in Hull recently. Reviewing the fine print I noteI am liable for costs even if the sale doesn't happen. Should I ditch them and select a web based conveyancing company promising no-sale-no-fee conveyancing in Hull?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be higher to offset those conveyances that do not go ahead. Please beware that these promotions tend not to cover expenditure for instance Hull conveyancing search fees.

What happens if my solicitor is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in Hull?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

About to purchase a new build apartment in Hull. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hull

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I opted to have a survey completed on a property in Hull in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some lenders may refuse to issue a mortgage on this type of premises.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hull. Conveyancing will be smoother if you use a solicitor in Hull especially if they regularly deal with such properties in Hull.

I need to retain a conveyancing solicitor for residential conveyancing in Hull. I have chance upon a site which looks to be the ideal solution If there is a chance to get all this stuff completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?