We are purchasing a flat and need a conveyancing solicitor in Anlaby who is on the TSB conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Anlaby.

We have agreed to purchase a house in Anlaby. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is RBS your lawyer must check the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to RBS where a lease does not meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Anlaby.

I have paid off my mortgage with Skipton. I assume I don't need a Anlaby property lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

Skipton have agreed my mortgage in principle, my bid on a apartment in Anlaby has been agreed to, now what?

The property agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Contact Skipton or the broker and finish off any appropriate forms. Skipton will instruct a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Skipton will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Anlaby.

I decided to have a survey completed on a house in Anlaby ahead of instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks may not give a mortgage on such a premises.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Anlaby. Conveyancing may be slightly more expensive based on your lender's requirements.

How does the Landlord & Tenant Act 1954 impact my commercial offices in Anlaby and how can you help?

The 1954 Act affords a safeguard to commercial leaseholders, giving them the right to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Anlaby is one of our numerous areas of the UK in which the firms we work with are based

Can you provide any advice for leasehold conveyancing in Anlaby with the intention of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Anlaby can be avoided if you appoint lawyers the minute you market your property and request that they start to collate the leasehold information needed by the purchasers’ conveyancers.
A minority of Anlaby leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unsettled. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Anlaby leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. Should you fail to have the paperwork in place do not contact the landlord without contacting your conveyancer in advance.

I acquired a 1st floor flat in Anlaby, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Anlaby with an extended lease are worth £181,000. The ground rent is £55 charged once a year. The lease runs out on 21st October 2075

You have 51 years remaining on your lease we estimate the premium for your lease extension to range between £30,400 and £35,200 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.