Is it correct that all Hull East CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?

A selection of banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

When it comes to mortgage companies such as Clydesdale, do Hull East property lawyers incur an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I am expecting a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Hull East solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Hull East solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

Should my conveyancer be asking questions about flooding as part of the conveyancing in Hull East.

The risk of flooding is if increasing concern for solicitors dealing with homes in Hull East. Some people will buy a property in Hull East, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Hull East. The standard information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to discover if the property has ever been flooded. In the event that flooding has previously occurred and is not notified by the owner, then a buyer may commence a claim for damages as a result of such an inaccurate answer. A buyer’s conveyancers will also carry out an enviro report. This will indicate if there is any known flood risk. If so, further inquiries should be initiated.

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

Most buyers of new build property in Hull East come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Hull East typically acquire the real estate, 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 conveyancing solicitors 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 used to new build conveyancing in Hull East or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Hull East I like with a park and railway links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Hull East for this price, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

What are your top tips when it comes to appointing a Hull East conveyancing firm to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Hull East conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Hull East conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the costs for lease extension conveyancing? What volume of lease extensions have they conducted in Hull East in the last 12 months?

Hull East Leasehold Conveyancing - Examples of Queries Prior to Purchasing

This question is useful as a) areas can cause problems for the block as the communal areas may start to deteriorate if maintenance remain unpaid b) if the tenants have an issue with the managing agents you will need to have all the details Please inform me if there are any major works in the near future that will add a premium to the service costs? How much is the maintenance charge and ground rent on the flat?