We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather instruct a Anlaby based conveyancing firm?

Do check but the chances are that allocate you one of their panel conveyancers should you want the "fee-free" deal. Contact the lender to explore if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Anlaby.

We are selling our home in Anlaby and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing firm rather than a conveyancing solicitor in Anlaby. We have lived in Anlaby for many years we know that this is a non issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I have todayfound out that Wolstenholmes have closed. They carried out my conveyancing in Anlaby for a purchase of a freehold house 12 months ago. How can I check that my home is not still registered in the name of the previous owner?

The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Anlaby conveyancing specialists.

How does conveyancing in Anlaby differ for new build properties?

Most buyers of new build or newly converted property in Anlaby approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Anlaby tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Anlaby or who has acted in the same development.

I have just appointed agents to market my garden apartment in Anlaby. Conveyancing has not commenced, but I have just had a yearly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as you normally would as all ground rent and service charges should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Anlaby - Examples of Questions you should consider before Purchasing

Be sure to discover if the the lease contains any onerous restrictions in the lease. By way of example it is very common in Anlaby leases that pets are not permitted in certain buildings in Anlaby. If you love the propertyin Anlaby yet your cat can’t make the move with you then you will be faced difficult compromise. Who manages the building? The prefered form of lease arrangement is if the freehold interest is owned by the leaseholders. In this arrangement the tenants have being in charge if their destiny and although a managing agent is usually retained where the building is bigger than a house conversion, the managing agent retained by the leaseholders.