Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who conducted the conveyancing in Hull North 10 years ago are no longer around. What are my next steps?

These day there are copies made of almost everything, and your conveyancer should know exactly where to find all the relevant paperwork so you can purchase or dispose of your house without any difficulty. If duplicates can’t be located, your lawyer may be able to put in place insurance or indemnities against future claims on your premises.

I am buying my first flat in Hull North benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about the extras as it would impact my loan with the lender. 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.

I decided to have a survey carried out on a property in Hull North prior to appointing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may refuse to give a mortgage on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hull North. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to appoint a conveyancing solicitor for purchase conveyancing in Hull North. I've chance upon a web site which looks to be the perfect offering If there is a chance to get all formalities done via web that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

How and when do I pay stamp duty due for my Hull North flat purchase?

The solicitor should complete a stamp duty return for you during your Hull North purchase transaction for signature. On completion your property lawyer will submit the Land Transaction Return Form to the Inland Revenue and - as long as they have the money - pay any land tax payable for you.