I am obtaining a mortgage with Halifax. I would like to enlist the help of a Licensed Conveyancer in Hull North. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?

The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Is it realistic for conveyancing in Hull North to be done in less than a month?

In a situation where the seller is applying time constraints for your conveyancing it is highly recommended that your solicitor is familiar with the location as they will benefit local contacts and insight. It is even conceivable that they could have conducted previoushouses in the same road. Therefore consider using a Hull North conveyancing solicitor. In addition, be sure that the lawyer is on the on the approved list for your mortgage company. It is believed that just under twenty per cent of Hull North conveyancing deals are held up or jeopardised after discovering a purchaser’s conveyancer was not on their mortgage lender’s panel. In many cases this discovery resulted in the transaction being delayed by an average of three weeks. It is said that this issue affects approximately 100,000 home sales every year. Many Hull North conveyancing practices can not act for certain banks so do check at the outset.

It is 10 years ago since I bought my property in Hull North. Conveyancing solicitors have now been appointed on the sale but I am unable to track down the title deeds. Is this a major issue?

You need not be too concerned. First the deeds may be with the lender or they may be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Hull North involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

I am buying a 3 bedroom semi in Hull North. Our aim is to carry out an extension to the side at the house.Will legal conveyancing on the property involve checks to ascertain if these works are allowed?

Your property lawyer will check the registered title as conveyancing in Hull North will sometimes identify restrictions in the title deeds which restrict certain alterations or need the consent of another owner. Many works require local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

My solicitor has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Hull North?

The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Barclays and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such policies.

The formalities of my purchase has taken place for my property in Hull North. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Why can't I complete my conveyancing in Hull North on May bank holiday?

Because on completion the money will be transferred electronically between the banks of the buyer and owner’s conveyancer and currently this can only occur on a business day. So you can't complete on a weekend either.