I am buying residence in Hornsea. My lawyer is not listed on the bank solicitor panel. Can I still appoint my Hornsea conveyancing solicitor even though they are excluded from the bank list of approved lawyers?

You have numerous options available to you here

• Complete the purchase with your existing Hornsea lawyer but your lender will need to instruct a lawyer on their approved list. This will result in additional fees together with potential delay.
• Get a new lawyer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Appeal to your solicitor to attempt to join the bank panel

The Hornsea conveyancing lawyers that I recently instructed on my purchase in Hornsea have suddenly shut down. They were on acting for me because I had to have a firm on the HSBC conveyancing panel and my family Hornsea lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?

If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

We are getting a further advance on our home loan from Coventry BS as we want to carry out alterations to our home in Hornsea. Are we obliged to select a local Hornsea solicitor on the Coventry BS conveyancing panel to deal with the legals?

Coventry BS don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.

We have agreed to purchase a house in Hornsea. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?

Given that your lender is Yorkshire BS your lawyer must check the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease fails to meet these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Hornsea.

It is unclear whether my mortgage offer requires a lease extension. I have called into my local Hornsea building society branch on various occasions and was told they are content with the situation and they would lend. My Hornsea conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Provided that the conveyancer is on the mortgage company approved list, they must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

What makes your site different to other internet conveyancing solicitors for conveyancing in Hornsea?

At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Hornsea. As opposed to estate agents and many comparison sites we do not charge firms a fee if you instruct them for your conveyancing in Hornsea

Looking forward to sign contracts shortly on a ground floor flat in Hornsea. Conveyancing lawyers inform me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Hornsea should include some of the following:

It needs to be made clear to you if the lease allows you to change or improve aspects of the flat- you must be made aware as to whether it relates to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary Does the lease prevent you from subletting the flat, or having a home office for business Where does the liability rest to repair and maintain the main walls and foundations. It is essential for you to know who is liable for the repair and maintenance of all parts of the block and estate Repair and maintenance of the premises Where does the liability rest for maintaining the window frames

I inherited a 2 bed flat in Hornsea, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Hornsea with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2084

With 64 years unexpired the likely cost is going to be between £15,200 and £17,600 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.