It is is a decade since I purchased my house in Hull. Conveyancing solicitors have now been instructed on the sale but I can't find my title deeds. Will this cause complications?
Don’t worry too much. First there is a possibility that the deeds will be with your mortgage company or they may stored with the lawyers who oversaw your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Hull involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
When it comes to lenders such as Co-operative, do Hull conveyancers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
We had selected conveyancing lawyers located in Hull on the HSBC solicitor approved list. They are now charging me an additional sum for dealing with the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. The fee is not set by HSBC but by your Hull lawyer. Plenty of firms on the HSBC panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
Planning on purchasing a house in Hull. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hull conveyancing practitioner is on the Coventry BS conveyancing panel.
I used Action Conveyancing several years ago for my conveyancing in Hull. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Hull differ for new build properties?
Most buyers of new build residence in Hull contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Hull typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hull or who has acted in the same development.
What does commercial conveyancing in Hull cover?
Hull conveyancing for business premises incorporates a wide array of guidance, supplied by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.