My wife and I are hoping to acquire a 2 bedroom flat in East Yorkshire with a mortgage. We have a East Yorkshire solicitor, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or retain our East Yorkshire conveyancer and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. 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 East Yorkshire conveyancing lawyer to apply to be on the conveyancing panel.
AssumingI were to buy a simple residential propertyin East Yorkshire for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in East Yorkshire?
The sole saving you would achieve is the East Yorkshire conveyancing searches. Your lawyer is obliged to do the vast majority of work - money laundering, liaising with the sellers solicitor, stamp duty submission, register the property etc. A slight saving might be made by not needing to register a charge however it won't be significant.
What is the first thing I need to know concerning purchase conveyancing in East Yorkshire?
Not many law firms shout this from the rooftops but conveyancing in East Yorkshire and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for conflict between you and other parties involved in the transaction. For example, the vendor, property agent and sometimes your mortgage company. Choosing a solicitor for your conveyancing in East Yorkshire is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose role it is to protect your best interests and to keep you safe.
Every so often a third party with a vested interest will try and convince you that it is in your interests to do things their way. For example, the property agent may claim to be helping by suggesting your solicitor is slow. Or your financial adviser may tell you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I have Fifty Six years unexpired on my lease and need a lease extension for my apartment in East Yorkshire. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 16/8/2025 the requirements read as follows :
I am buying a new build apartment in East Yorkshire. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in East Yorkshire
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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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.
My husband and I are new on the property ladder - agreed a price, but the estate agent informed us that the seller will only issue a contract if we use the agent's chosen solicitors as they want an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in East Yorkshire
It is improbable the vendors are driving this. Should the owner require ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to use your own,trusted East Yorkshire conveyancing solicitors - not the ones that will earn their negotiator at the agency a commission or achieve conveyancing figures demanded by head office.