Anchor Text Extraction

I need some vb .net code to extract ALL hyperlink anchor text from webpages. I've used some various regexp expressions that do some of the task but I haven't seen one that is 100% usable. I need a vb .net script that will cover all possible variations including images and javascript links. The script doesn't need to retrieve the html it just needs to parse it for the anchor text. I must reiterate that I'm looking a solution that extracts all anchor text or image and nothing else. I don't care what method is used as long as it works. thanks