I went with a Hornsea based solicitor for our conveyancing in Hornsea recently. Reviewing the Ts and Cs I seeI am liable for fees even where the conveyance does not complete. Would I be best advised to instruct a web based conveyancing company who offer no-sale-no-fee conveyancing in Hornsea?

Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be uplifted to counteract those conveyances that abort. You should be mindful that such arrangements tend not to cover outlay by way of example Hornsea conveyancing search charges.

Our god-son is buying a newly built flat in Hornsea with a mortgage from Nottingham. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Finally the sale completed on my house in Hornsea last May yet the purchaser is e-mailing me to say his solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

Post completion of your sale your solicitor should forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also confirm that the mortgage has been repaid to the buyers conveyancers. There is unlikely to be post completion tasks just for conveyancing in Hornsea.

Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Hornsea I like with open areas and station nearby, the downside is that it only has 49 years on the lease. I can't really find anything else in Hornsea in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a mortgage that many years may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

Back In 2004, I bought a leasehold flat in Hornsea. Conveyancing and Godiva Mortgages Ltd 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 ground rent demand for rent dating back to 1992. The conveyancing solicitor in Hornsea who previously acted has now retired. Any advice?

First make enquiries of HMLR to make sure that this person is indeed the new freeholder. You do not need to instruct a Hornsea conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Hornsea - Sample of Questions you should consider before Purchasing

Be sure to discover if the the lease includes any onerous restrictions in the lease. By way of example it is reasonably common in Hornsea leases that pets are not permitted in certain buildings in Hornsea. If you love the propertyin Hornsea but your dog can’t move with you then you will be presented with a hard determination. This information is helpful as a) areas can cause problems for the block as the communal areas may start to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to know about it