I can't travel far from Anlaby. I would like to know the understand why all Anlaby conveyancing practitioners aren't automatically on all lender panels?

Even though it may seem unfair for mortgage companies to limit who can act for them, from the public’s or solicitor’s viewpoint, the the contrary view is that lending institutions are becoming ever more anxious and consider it crucial to protect them against mortgage fraud. As a consequence of this concern mortgage companies are limiting their conveyancing panel to a manageable size.

I am the single beneficiary of my late mum's will with all property in now in my sole name, including the house in Anlaby. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I do know about the CML six month 'rule', which means that my property ownership may be treated the same way as if I'd bought the house in June. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view mortgage companies take of it, depend on the bank as this provision is principally there to pick up on subsales or the quick reselling of properties.

Intending to buy a apartment in Anlaby. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Anlaby lawyer is on the Co-operative conveyancing panel.

Santander have agreed my home loan in principle, my bid on a house in Anlaby has been accepted, what happens next?

Your estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Call up Santander or your broker and finalise any appropriate documentation. Santander will sellect a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Anlaby.

I am purchasing my first flat in Anlaby with a loan from Santander. The sellers refused to budge the price so I negotiated 6k of extras instead. The property agent suggested that I not to tell my solicitor about this deal as it would impact my loan with the bank. Should I keep quiet?.

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.

In my capacity as executor for the estate of my father I am selling a residence in Cardiff but live in Anlaby. My lawyer (based 235 kilometers from mehas requested that I sign a stat dec before completion. Could you suggest a conveyancing solicitor in Anlaby to witness this legal document for me?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Anlaby

We are soon to exchange buying a house in Anlaby but as a result of damage from the recent storms I have negotiated recompense from the seller of four thousand pounds taking the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process however my lender will not permit this. Should they have been involved?

Any lawyer being on a mortgage company conveyancing panel is obliged to inform the lender of any amendments to the sale figure. If you prohibit your conveyancer to report the price change to your bank then they would need to discontinue acting for you and the bank.