My wife and I are purchasing a apartment in Hull East. It might be a silly question but how we can trust a conveyancer? At some point we will need to put funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am the only recipient of my late father’s estate and I have everything in my name alone, including the house in Hull East. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the house in May. Is the property unsalable for six months?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view mortgage companies take of it, depend on the mortgage company as this clause primarily exists to pick up on the purchase and immediately sell or the quick reselling of property.

I am expecting a OIP from Skipton 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 Skipton recommend any Hull East solicitors on the Skipton conveyancing panel, or is it better to go independently?

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

The estate agent has sent us the confirmation of our purchase of a new build flat in Hull East. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hull East

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

My husband and I are a fortnight into a leasehold purchase having been recommend to a firm by the estate agent to carry out the conveyancing in Hull East. I am am starting to be frustrated with the level of service. Could you help me find new solicitors?

They would need to be very bad in order to consider diss instructing them. Has your loan offer been issued? In the event that it has you will need to inform them of the new contact details and get the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid added expenses and frustration. So that should be your first question of the new solicitors. Our search tool will assist you in finding a bank approved solicitor for your home move in Hull East

Estate agents have just been given the go-ahead to market my basement flat in Hull East. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge demand – should I leave it to the buyer to sort out?

It best that you clear the invoice as you normally would because all ground rent and maintenance charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a split level flat in Hull East, conveyancing was carried out 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Hull East with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2081

You have 58 years unexpired the likely cost is going to range between £22,800 and £26,400 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

When it comes to my conveyancing in Hull East should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Hull East conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.