At what point can the exchange of contracts take place for domestic conveyancing in Hull and do I need to attend the solicitors branch?
If you are in close proximity to one of the conveyancing solicitors in Hull you are welcome to come in to sign contracts. That being said, the firms we work with provide a countrywide conveyancing service and give just as detailed and professional a job for you when communicating with you by post or email. The signing of the contract is not the important part. A signed contract is just a prerequisite for the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hull)to be in the office available at the end of the phone to exchange contracts.
I am purchasing a new build house in Hull with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not reveal to my lawyer about this extras as it will adversely affect my mortgage with the bank. 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Hull is the location of the property. Can you offer any advice?
Flying freeholds in Hull are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hull you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hull may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My partner has suggested that I use his lawyers for conveyancing in Hull. Should I use them?
Much as we are happy to recommend a Hull conveyancing lawyer the best way to choose a conveyancing solicitor is to seek referrals from friends or relatives who have previously instructed the conveyancer that you are are thinking of instructing.
I've recently bought a leasehold house in Hull. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a garden flat in Hull, conveyancing having been completed 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Hull with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2076
With only 51 years remaining on your lease we estimate the price of your lease extension to be between £30,400 and £35,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
There are plenty of houses in Hull on unadopted lanes. My husband and I are acquiring one such house. Are there any advantages to purchasing a property on a privately owned road?
Hull conveyancing firms are familiar with dealing houseson private. The solicitor should investigate Land Registry data to find any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that proprietors pay into to maintain the road. Where one exists, the road should be maintained and appear better than publicly owned.