My husband and I are purchasing a 1 bedroom flat in Anlaby with a mortgage. We like our Anlaby conveyancer, but the lender says he's not on their "panel". It seems we have little choice but to use one of the mortgage company panel conveyancing practices or keep our Anlaby conveyancing practitioner as well as pay for one of their panel ones to represent them. We feel that this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer 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. A further alternative is for your Anlaby conveyancing lawyer to apply to be on the conveyancing panel.

I need some expedited conveyancing in Anlaby as I am faced with an ultimatum to sign on the dotted line inside one month. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at liberty not to do searches although no law firm would recommend that you don't. With lots of history conveyancing in Anlaby the following are instances of what can crop up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...

Just had an offer accepted on a new build apartment in Anlaby. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Anlaby

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a ground for flat up to £195,000 and identified one close by in Anlaby I like with open areas and railway links nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Anlaby for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.

Are there frequently found deficiencies that you encounter in leases for Anlaby properties?

Leasehold conveyancing in Anlaby is not unique. All leases are unique and drafting errors can sometimes mean that certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Barnsley Building Society, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I am the registered owner of a basement flat in Anlaby, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Corresponding flats in Anlaby with an extended lease are worth £260,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2098

You have 74 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.