Last October we completed a house move in Hull West. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Hull West?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Hull West. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a document referred to as a SPIF. If the information ends up being inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hull West.

Do the Building Society Association intend to launch a search tool with a view to to identify firms on the Norwich and Peterborough Building Society conveyancing panel for example in Hull West?

We have not been informed any plans on the part of the BSA to promote such a search facility.

I happen to be the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Hull West. The Hull West property was put into my name in November. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the property in November. Will no one buy the property for half a year?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view banks take of it, depend on the bank as this provision principally exists to capture subsales or the quick reselling of properties.

We previously chose conveyancing lawyers based in Hull West on the HSBC solicitor panel. They have just invoiced me an additional charge for handling the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This charge is not set by HSBC but by your Hull West conveyancing practitioner. Numerous firms on the HSBC panel will quote ’dealing with mortgage’ fee and others do not.

I have decided to exercise my right to buy my property in Hull West off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

In surfing the web for the phrase cheap conveyancing in Hull West it shows results of many solicitorsin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?

The ideal method of finding a suitable conveyancer is via personal testimonial, so seek the counsel of friends and relatives who have acquired a property in Hull West or a respected estate agent or financial adviser. Charges for conveyancing in Hull West vary, so it's advisable to obtain at least four estimates from varying types of property lawyers. Make sure that you clarify what costs in the quote includes.

Can you offer any advice when it comes to finding a Hull West conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Hull West conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Hull West conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:

What volume of lease extensions have they completed in Hull West in the last year? What are the charges for lease extension conveyancing?

Hull West Leasehold Conveyancing - Sample of Queries before Purchasing

What prohibitions are contained in the Hull West Lease? Is anyone aware of any major works in the near future that will likely increase the service charges? On the whole the cost for major works are not included within maintenance charges, albeit that a few managing agents in Hull West obliged tenants to pay into a reserve fund created for the specific intention of establishing a fund for major works.