My partner’s sister is a conveyancing practitioner. I anticipate that I will receive preferential rates for conveyancing, However if that does not come through, what level of costs should I be expecting for conveyancing in North Cave?

It’s advisable to request two or three conveyancing estimates. Do use our comparison tool on this site. The prices do vary but service levels do are distinct between solicitors as is the case with the vast majority of professional services.

Should our lawyer be raising enquiries regarding flooding during the conveyancing in North Cave.

Flooding is a growing risk for conveyancers specialising in conveyancing in North Cave. There are those who buy a house in North Cave, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, but there are a various checks that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in North Cave. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser may issue a claim for damages resulting from an incorrect reply. A purchaser’s lawyers may also order an environmental search. This should disclose if there is any known flood risk. If so, additional investigations should be made.

Have purchased a a detached house in North Cave , how long will it take for the Land Registry to record my ownership? My North Cave conveyancing solicitor has been painfully slow, so I want to check that my purchase is registered.

There is nothing unique about conveyancing in North Cave registration formalities. Rather than based on location, timescales can adjust depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. As of today in the region of three quarters of submission are fully addressed within two weeks but some can be subject to protracted hold-ups. Historically registration is effected once the buyer has moved in to the premises thus 'speed' is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.

I am buying a new build house in North Cave with a mortgage from Aldermore. The developers would not reduce the price so I negotiated £7000 of additionals instead. The estate agent told me not to tell my solicitor about the deal as it will affect my mortgage with the lender. Is this normal?.

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.

How does the Landlord & Tenant Act 1954 impact my commercial premises in North Cave and how can your lawyers assist?

The particular law that you refer to gives a safeguard to commercial tenants, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in North Cave