My brother-in-law has suggested I instruct a conveyancing solicitor in Anlaby. I I am struggling to find out whether they are accepted on the Santander conveyancing panel. Could you assist?

The first thing to do is contact the conveyancer and enquire if they are on the lender panel. Alternatively you should get in touch with Santander who may be able to assist.

Can I be sure that the Anlaby conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Anlaby seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.

I am purchasing a property in Anlaby. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

Given that your lender is UBS your lawyer must follow the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Anlaby.

Aldermore have agreed my mortgage in principle, my offer on a flat in Anlaby has been accepted, what happens next?

Your estate agent will want to be advised as to your lawyer's details (ensure that the property lawyers are on the bank’s panel). Contact Aldermore or the financial adviser and complete any outstanding paperwork. Aldermore will appoint a valuer who will get in touch with the estate agent or seller to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Aldermore will issue 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.

Am I right to be wary about estate agents that I am dealing with are recommending a web based conveyancing firm rather than a local Anlaby conveyancing company?

As is the case with many service providers, often recommendations from connections can be extremely useful or valuable. Nevertheless there are numerous people with a keen interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend lawyers to retain. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the endorsement. You are at liberty to select your own lawyer. Don't forget that some lenders specify a panel list of solicitors you are obliged to use for the mortgage aspect of your conveyancing.

What are your top tips when it comes to finding a Anlaby conveyancing practice to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Anlaby conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Anlaby conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

What volume of lease extensions has the firm carried out in Anlaby in the last year? What are the costs for lease extension conveyancing?

I am the registered owner of a ground floor flat in Anlaby, conveyancing was carried out 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Anlaby with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2104

With only 80 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

I have recently placed an offer on a leasehold flat in Anlaby and the broker that we are using recommended his property lawyer. He quoted £900 excluding VAT and disbursements. Does this sound steep?

Don't just go on one quote. You should obtain like-for-like quotes for your conveyancing in Anlaby. Then pick one that you trust and just as important, is on the approved panel of the bank that you are sourcing your mortgage from.