It is a dozen years since I purchased my house in Blackwell. Conveyancing solicitors have now been instructed on the sale but I am unable to track down the deeds. Is this a problem?

You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could be archived with the lawyers who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Blackwell involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.

My father advised me that in purchasing a property in Blackwell there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?

There are anumerous of properties in Blackwell which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Blackwell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We expect to receive a OIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Blackwell solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Blackwell solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

Our offer on a detached house in Blackwell has been accepted, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet agreed to, and are looking at other apartments booked. I have selected a local conveyancing solicitor in Blackwell. What should be my next step? At what point do I apply for the mortgage with ?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then survey, Blackwell conveyancing search charges, etc). First, you should check that your is on the conveyancing panel. Concerning the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a rising market the majority of buyers would apply for a home loan with and arrange for the valuation and only if it comes back ok would they pay their to press on with searches.

I have justbeen informed that Wolstenholmes have closed. They conducted my conveyancing in Blackwell for a purchase of a freehold house 12 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The easiest way to see if the property is in your name, you can carry out 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 Blackwell conveyancing specialists.

How does conveyancing in Blackwell differ for new build properties?

Most buyers of new build or newly converted property in Blackwell contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because builders in Blackwell usually 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 Blackwell or who has acted in the same development.

I have just started marketing my garden flat in Blackwell. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly maintenance charge demand – what should I do?

The sensible thing to do is clear the invoice as usual given that all rents and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a basement flat in Blackwell, conveyancing formalities finalised 1995. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Blackwell with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 50

With only 50 years remaining on your lease the likely cost is going to range between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.