I am need of leasehold conveyancing for an apartment in a relatively new development (seven years old) in Hull East. 95% of the appartments have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Hull East?

If you are acquiring a property with the assistance of a mortgage, your lender will need some (many) of the searches so you'll have no choice. If not, then Hull East conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Hull East.

Just acquired a detached house in Hull East , What is the estimated time for the Land Registry to register my ownership? My Hull East conveyancing solicitor has been painfully slow, so I want to be certain that my name is recorded.

There is nothing unique about conveyancing in Hull East registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry communicate with any other parties. At present in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration occurs once the new owner has moved in to the property so 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

I am purchasing a new build house in Hull East with a loan from Alliance & Leicester . The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my solicitor about the deal as it may affect my loan with the bank. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Hull East is the location of the property. Is there any advice you can impart?

Flying freeholds in Hull East are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hull East you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hull East may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How does the Landlord & Tenant Act 1954 impact my business premises in Hull East and how can your lawyers assist?

The 1954 Act affords security of tenure to business leaseholders, giving them the a statutory right to make a request to court for a new tenancy and remain in occupation at the end of the lease term. There are certain specified 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 our hundreds of locations in which our lawyers have offices