Are you able to vouch for a sanctioned Hull North conveyancing practice who can have us moved in within 10 days? Would it be better to use a local Hull North conveyancer or an online comparison site?

We can recommend some very good Hull North conveyancing firms. Another option is to visit the main road in Hull North. Go in to some well established firms and request to speak with a conveyancing solicitor for a fee estimate. Explain your requirements together with your reasons and get an assurance on your deadline. Appoint the one that you are most comfortable with.

I used Action Conveyancing several years past for my conveyancing in Hull North. I now require my papers but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hull North of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Hull North benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not disclose to my conveyancer about this deal as it would adversely affect my loan with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

We're novice buyers - agreed a price, but the property agent informed us that the vendor will only move forward if we instruct the agent's preferred lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Hull North

We suspect that the owner is unaware of this requirement. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Try to communicate with the owners directly and make sure they understand (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Hull North conveyancing lawyers - not the ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing figures set by HQ.

I own a leasehold flat in Hull North. Conveyancing and mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Hull North who acted for me is not around. Any advice?

The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the new freeholder. You do not need to incur the fees of a Hull North conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a garden flat in Hull North, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Hull North with a long lease are worth £165,000. The ground rent is £45 per annum. The lease ends on 21st October 50

With only 50 years remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.