It is a dozen years since I purchased my home in Blagdon. Conveyancing lawyers have now been instructed on the sale but I am unable to locate my title documents. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be kept by the lender or they could be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Blagdon relates to registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.

I am the only recipient of my late grandmother’s will and I have everything in my name now, including the house in Blagdon. The Blagdon property was put into my name in August. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the house in August. Is the property unsalable for six months?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. many lenders would take a practical view as this provision primarily exists to capture subsales or the wholesaling and assigning of properties.

Is it correct that all Blagdon CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved solicitors?

A selection of lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

We were going to get a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Blagdon solicitors on the Skipton conveyancing panel, or is it better to go independently?

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

I am looking to sell my house. My former solicitors have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Blagdon if that affects matters.

You should use our search tool to help you choose a solicitor for your conveyancing in Blagdon. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

I am looking for a conveyancing lawyer in Blagdon for my home move. Is there any facility to check a solicitor's record with the profession’s regulator?

Members of the public may read presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.

Estate agents have just been given the go-ahead to market my 2 bed apartment in Blagdon. Conveyancing lawyers have not yet been instructed, however I have recently received a yearly service charge demand – what should I do?

The sensible thing to do is clear the service charge as you normally would as all ground rent and maintenance charges will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until 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 ground floor flat in Blagdon, conveyancing formalities finalised January 2002. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Blagdon with over 90 years remaining are worth £216,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2094

You have 69 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to 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.