My financial adviser requires my Hull West solicitor’s panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have e-mailed my local Hull West branch but they don't know it.

You are best placed to get this information from your Hull West . They should have a central record lender panel numbers.

I have recentlydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Hull West for a purchase of a leasehold flat 12 months ago. How can I establish that the property is in my name in the name of the previous owner?

The quickest method to see if the premises is registered to you, you can make 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 Hull West conveyancing specialists.

How does conveyancing in Hull West differ for new build properties?

Most buyers of new build residence in Hull West contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Hull West typically buy the site, 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 Hull West or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Hull West is the location of the property. Can you offer any opinion?

Flying freeholds in Hull West are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hull West you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hull West may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I acquired a 1 bedroom flat in Hull West, conveyancing having been completed 1995. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Hull West with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.