The deeds to our property are lost. The solicitors who did the conveyancing in Euxton 10 years ago are no longer around. Will I be able to sell the house?

As long as the title is registered the information relating to your proprietorship will be retained by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your property and order current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Euxton is the location of the property. Can you offer any opinion?

Flying freeholds in Euxton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Euxton you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Euxton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My partner has suggested that I instruct his conveyancing solicitors in Euxton. Do I follow his guidance?

There are no two ways about it the best way to select a conveyancing solicitor is to seek recommendations from friends or relatives who have experience in using the conveyancer you're considering.

Last May I purchased a leasehold house in Euxton. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a studio flat in Euxton, conveyancing having been completed 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Euxton with over 90 years remaining are worth £201,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2089

With only 64 years unexpired the likely cost is going to be between £15,200 and £17,600 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

I am contemplating appointing a web based conveyancer rather than a Euxton conveyancing firm. Am I making a mistake?

Advantages do exist in having the option visit a local Euxton conveyancing solicitor for example

• signing papers and and when necessary
• often being able to speak to someone face-to-face can make a huge difference, particularly for non-standard conveyancing
• the ability to raise concerns if things are not going as expected

When checking fees, look carefully for hidden extras. Most decent Euxton high street solicitors give an all-inclusive price. Often online companies seem to offer low cost prices, yet have burried 'extras' in the fine print.