Is there a reason why leasehold purchase conveyancing in Hull costs more?

Hull leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I am buying a terraced house in Hull. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Hull you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Hull.

We are aiming to move property in August. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Hull. Conveyancing firm was chosen prior to coming across your page.

On the afternoon of completion you can pick up the keys from the selling agent however this can only occur after the sellers lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should advise the removal men that they can start moving you in. We do not suggest a specific removal organisation but can assist you in choosing a conveyancing in Hull or a lawyer with expertise in conveyancing in Hull.

We expect to receive a OIP from Santander 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 Santander recommend any Hull solicitors on the Santander conveyancing panel, or is it better to go independently?

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

I am selling my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Hull solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

What can a local search inform me regarding the property I am buying in Hull?

Hull conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every Hull conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

My father-in-law mentioned that when selecting a conveyancing firm they must be approved by your mortgage company. I am first time buyer with but I have an offer in principle from Santander and I already have a local conveyancing solicitor in Hull on standby. Can Virgin Money require an approved conveyancer to be selected? Does a directory of panel firms even exist so I can pick a conveyancing lawyer in Hull?

You should choose a solicitor that is on the Virgin Money panel. Just telephone your chosen Hull conveyancing lawyer to check if they are on the Virgin Money panel. If they are not approved you have a couple of options available to you here:

• Complete the deal with your chosen Hull conveyancing practitioner but Virgin Money will undoubtedly retain a solicitor on their approved panel. The net impact is additional charges and likely delay.
• Appoint a fresh property lawyer to act in the purchase, ensuring that they are on the Virgin Money conveyancing panel.
• Appeal to your conveyancing practitioner to apply to join the bank panel.