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Find a Hull Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Hull? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Hull transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Hull

My stepmother advised me that in buying a property in Hull there may be various restrictions as to what one can do in terms of external alterations to a property. Is this right?

We are aware of anumerous of properties in Hull which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Hull should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am purchasing a property in Hull. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?

Given that your lender is Co-operative your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Hull.

I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being a right pain. The Hull solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.

Will our lawyer be asking questions regarding flooding during the conveyancing in Hull.

The risk of flooding is if increasing concern for lawyers dealing with homes in Hull. There are those who buy a property in Hull, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Hull. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to find out if the property has suffered from flooding. If the property has been flooded in past which is not disclosed by the owner, then a buyer may bring a claim for damages resulting from an misleading answer. The purchaser’s lawyers may also carry out an environmental report. This should indicate if there is any known flood risk. If so, more detailed investigations will need to be conducted.

I'm purchasing my first flat in Hull with a loan from Bank of Ireland. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my conveyancer about this side-deal as it may put at risk my loan with Bank of Ireland. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Hull I like with a park and railway links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Hull for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

A licensed conveyancer handled my conveyancing in Hull half a dozen years past having archived my deeds but has now closed – What can I do to retreive these?

Title deeds, as such, no longer exist as the majority of homes in Hull are recorded digitally at Land Registry. Should you need to establish ownership or are disposing of or re-mortgaging your lawyer will need to obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.

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