I am nearing exchange of contracts for my ground floor flat in East Yorkshire and the EA has just called to say that the buyers are switching solicitor. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. On what basis would a big named lender only deal with certain law firms rather the firm that they want to select for their conveyancing in East Yorkshire ?

Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lenders blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

As someone clueless as to conveyancing in East Yorkshire what is the number one tip you can impart for the legal transfer of property in East Yorkshire

Not many law firms or advisers will tell you this but conveyancing in East Yorkshire and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of opportunity for friction between you and others involved in the home moving process. For instance, the vendor, selling agent and sometimes your bank. Appointing a lawyer for your conveyancing in East Yorkshire an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to act in your best interests and to keep you safe.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you should always trust your lawyer above all other players in the home moving process.

I am considering refinancing my property in East Yorkshire, does my lawyer have to be on the Lloyds Solicitor panel?

In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Just had an offer accepted on a new build apartment in East Yorkshire. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in East Yorkshire

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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 evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Having had my offer accepted I require leasehold conveyancing in East Yorkshire. Before diving in I would like to find out the remaining lease term.

If the lease is registered - and almost all are in East Yorkshire - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a 2 bed flat in East Yorkshire, conveyancing was carried out March 2011. How much will my lease extension cost? Corresponding properties in East Yorkshire with over 90 years remaining are worth £180,000. The ground rent is £65 levied per year. The lease ends on 21st October 2079

With just 58 years left to run the likely cost is going to be between £22,800 and £26,400 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.