Do the Building Society Association intend to launch a online directory to to identify firms on the Loughborough BS conveyancing panel for example in Hull North?

We are not aware of any intention on the part of the BSA to develop such a search facility.

We are close to exchanging contracts on the sale of our property in Hull North and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Hull North. Having lived in Hull North for 4 years we know of no issue. Do we get in touch with our local Authority to get clarification need.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

How does conveyancing in Hull North differ for new build properties?

Most buyers of new build property in Hull North contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Hull North tend to acquire the land, 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 used to new build conveyancing in Hull North or who has acted in the same development.

Given that I am about to part with 450k on a property in Hull North I wish to talk to a lawyer concerning thetransaction before appointing the firm. Can this be arranged?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your conveyancing in Hull North.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Hull North should be the figure that you end up paying.

Due to exchange soon on a garden flat in Hull North. Conveyancing lawyers assured me that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Hull North should include some of the following:

You should be sent a copy of the lease Does the lease require carpeting throughout thus preventing wood flooring? Who has the liability to repair and maintain the main walls and foundations. It is essential that you know which party is responsible the repair and maintenance of all parts of the block and communal areas Defining your rights in relation to common areas in the block.For instance, does the lease grant a right of way over an accessway or staircase? Are pets allowed in the flat?

I am the registered owner of a leasehold flat in Hull North, conveyancing formalities finalised December 2009. How much will my lease extension cost? Similar properties in Hull North with an extended lease are worth £181,000. The ground rent is £55 invoiced annually. The lease runs out on 21st October 2075

With just 51 years unexpired we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.