It is 10 years ago since I purchased my property in Dunholme. Conveyancing solicitors have recently been instructed on the sale but I can't find my title documents. Is this a problem?

You need not be too concerned. First the deeds may be kept by the lender or they could be archived with the conveyancers who handled your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Dunholme relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.

I am looking to buy a house and need a conveyancing solicitor in Dunholme who is on the Lloyds TSB Bank conveyancing. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Dunholme. We dont recommend any particular firm.

My bid for a property was accepted at auction in Dunholme. Conveyancing is required. What is next?

Given that you are now for all intents and purposes signed on the dotted line you should hire the services of a conveyancing solicitor as a matter of urgency as you are facing a tight a fixed date to complete the deal. An auction property will ordinarily have an associated auction pack. This will likely include most,if not all of the paperwork that your lawyer will need. Where you are dealing with leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must give this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in place to complete on the on the contractual date .

When it comes to lenders such as Clydesdale, do Dunholme conveyancing practitioners incur an annual charge to be on the list of approved solicitors?

We are unaware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I was told four weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Dunholme is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Dunholme differ for new build properties?

Most buyers of new build residence in Dunholme approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Dunholme tend to acquire the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Dunholme or who has acted in the same development.

Due to sign contracts shortly on a garden flat in Dunholme. Conveyancing solicitors have said that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Dunholme should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What options are available to the landlord where you have breached the provisions of the lease? The total ownership of the demise. This might be the property itself but could also include a attic or cellar if applicable. You would want to receive a copy of the lease

I purchased a 1st floor flat in Dunholme, conveyancing formalities finalised 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Dunholme with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2104

With 79 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 comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.