My husband and I are buying a 1 bedroom apartment in Hull West with a mortgage. We have a Hull West lawyer, but the lender advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Hull West conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hull West conveyancing lawyer to apply to be on the conveyancing panel.

What happens if my lawyer’s firm is suspended from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Hull West?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Do I need to take out insurance to protect me from financial exposure to chancel repairs when purchasing a residence in Hull West?

Unless a prior acquisition of the property took place post 12 October 2013 you can assume that solicitors conducting conveyancing in Hull West to continue to suggest a chancel search and or chancel repair liability policy.

I'm refinancing my current property to a buy to let loan with Santander and intend to use the remaining equity as a deposit on a second property. The area we are talking about is Hull West. Will your lawyers be able to act for both sets of banks and tie in the transactions?

Make use of our comparison tool on this page to be sure that the solicitors are approved by both lenders. Having checked that they are the solicitor will be able to tie up the two conveyancing matters but you should have a chat with you lawyer and communicate your desired outcome and needs.

I today plan to offer on a house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Hull West. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Hull West ?

Most houses in Hull West are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Hull West in which case you should be looking for a Hull West conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a contribution towards the upkeep of the estate where the property is located on an estate. Your solicitor will report to you on the legal implications.

I bought a ground floor flat in Hull West, conveyancing formalities finalised March 2008. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Hull West with over 90 years remaining are worth £197,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2080

You have 55 years remaining on your lease we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.