My wife and I are purchasing a 2 bedroom apartment in Hull West with a mortgage. We like our Hull West lawyer, however the bank advise he's not on their "panel". It appears that we have no choice but to use one of the mortgage company panel conveyancing practices or continue with our Hull West property lawyer and pay for one of their panel firms to act for them. We feel that this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hull West conveyancing lawyer to apply to be on the conveyancing panel.

Taking into account that I will soon part with over three hundred thousand on a garden flat in Hull West I would like to have a conversation with the lawyer concerning thehome move prior to giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your property ownership legalities in Hull West.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Hull West should be the figure that you are charged.

I need to instruct a conveyancing lawyer in Hull West for my home move. Can I review a solicitor's record with the profession’s regulator?

You can search for documented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.

I am attracted to a couple of flats in Hull West which have in the region of 50 years remaining on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Hull West is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it reduces the value of the premises. For most buyers and banks, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Hull West conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Hull West - A selection of Queries before buying

Who takes charge for maintaining and repairing the block? It would be a good idea to enquire if the the lease contains any unreasonable restrictions in the lease. For example it is reasonably common in Hull West leases that pets are not allowed in in a block in Hull West. If you love the apartmentin Hull West but your cat can’t make the move with you then you will be presented with a hard compromise. This information is important as a) areas may cause problems in the building as the common areas may start to deteriorate if services are not paid for b) if the tenants have a dispute with the managing agents you will need to know about it

What type of conveyancing matters do Hull West conveyancing firms supply?

Most Hull West conveyancing companies manage to conduct various assistance to home and land proprietors, sellers, buyers, landlords and tenants helping outwith some of the following:

Residential sale conveyancing in Hull West or nationwide Domestic purchase conveyancing in Hull West and also around the country Option and Lock-Out Agreements Switching mortgage providers Shared ownership and shared equity scheme Hull West conveyancing for Conveyancing for repossessed property