We opted for a local firm for our conveyancing in Drybrook last week. Reviewing the Terms it is apparent thatwe are responsible for costs even where the transaction does not complete. Should I ditch them and choose a web based conveyancing brokerage advertising no completion no cost conveyancing in Drybrook?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will tend to be be more expensive to cover the conveyances that do not go ahead. Do bear in mind that these promotions tend not to protect you from outlay by way of example Drybrook conveyancing search fees.

It is a dozen years since I bought my house in Drybrook. Conveyancing lawyers have recently been retained on the sale but I am unable to track down my title deeds. Is this a problem?

You need not be too concerned. Firstly the deeds may be kept by your mortgage company or they could stored with the conveyancers who acted in the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Drybrook involves registered property but in the unlikely event that your property is unregistered it is more problematic but is not insurmountable.

I am considering applying for a TSB mortgage for purchase of a newly converted (under development) in Drybrook with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?

In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

Over the last few months I have been searching for a flat up to £195,000 and found one near me in Drybrook I like with amenity areas and railway links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Drybrook in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I only have Fifty years left on my flat in Drybrook. I now wish to extend my lease but my freeholder is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the landlord. In some cases an enquiry agent may be helpful to carry out a search and prepare an expert document which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court covering Drybrook.

I invested in buying a leasehold flat in Drybrook, conveyancing was carried out December 1995. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Drybrook with a long lease are worth £265,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2100

You have 75 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.