I have just been advised by my broker that my Hull West solicitor is not on the bank Conveyancing panel. How can I check?

Your first step should be to contact your Hull West lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

We were just about to exchange contracts for a garden flat in Hull West. We have hit a snag. The mortgage offer with Accord Mortgages Ltd expires on 28/3/2025 but the sellers are putting forward a completion date of 1/4/2025. Is it possible to prolong the mortgage expiry date?

The person best placed to address this question is your solicitors who will calculate whether they corresponding with the lender, seller’s solicitors, property agents or conceivably all three given what has gone on in your transaction to date.

Have completed on a a detached house in Hull West , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Hull West conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are addressed.

There is nothing unique when it comes to conveyancing in Hull West registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. As of today approximately three quarters of such applications are fully addressed within two weeks but occasionally there can be extensive delays. Historically registration occurs once the buyer has moved in to the premises therefore an expedited registration is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.

I am purchasing my first flat in Hull West with a mortgage from Nationwide Building Society. The developers refused to move on the amount so I negotiated £7000 of extras instead. The estate agent told me not disclose to my lawyer about this side-deal as it would jeopardize my loan 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.

Am I right to be concerned about third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Hull West conveyancing practice?

As is the case with lots of service providers, often referrals from connections can be worth their weight in gold. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward solicitors to retain. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You are free to appoint your preferred conveyancer. You need to be aware that the majority of lenders specify a panel list of conveyancers you have to use for the mortgage related work in your transaction.