All was ready to complete my purchase in Hull East next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Hull East.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who handled the conveyancing in Hull East 4 years ago have long since closed. What are my next steps?

You no longer need to hold title original deeds to establish that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.

How does conveyancing in Hull East differ for newly converted properties?

Most buyers of new build or newly converted property in Hull East contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is finished. This is because developers in Hull East tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hull East or who has acted in the same development.

In what way can the Landlord & Tenant Act 1954 impact my business premises in Hull East and how can you help?

The 1954 Act gives protection to business lessees, giving them the right to make a request to court for a new lease and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Hull East is one of the many areas of the UK in which our lawyers are based

Can you offer any advice when it comes to finding a Hull East conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Hull East conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Hull East conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

How experienced is the practice with lease extension legislation? Can they put you in touch with clients in Hull East who can give a testimonial?

I inherited a 1st floor flat in Hull East, conveyancing having been completed 6 years ago. How much will my lease extension cost? Corresponding properties in Hull East with an extended lease are worth £175,000. The ground rent is £65 invoiced annually. The lease ends on 21st October 2083

With just 58 years unexpired we estimate the price of your lease extension to be between £23,800 and £27,400 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.