It is a dozen years since I bought my property in Holmes Chapel. Conveyancing lawyers have just been appointed on the sale but I can't find the deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be kept by your lender or they may be in the possession of the conveyancers who handled your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Holmes Chapel involves registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.

I am assisting my sister sell her property in Holmes Chapel. Does the conveyancing solicitor arrange the energy assessment or it is for me to see to?

After the abolition of Home Information Packs, EPC’s remained a compulsory part of moving property. An energy assessment must be commissioned in advance of the property being advertised. This is not as aspect of the sale process that law firms normally organise. If you are using a Holmes Chapel conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with long established Holmes Chapel assessors

I have paid off my mortgage with Aldermore. I assume I don't need a Holmes Chapel lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being pedantic. The Holmes Chapel solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will our lawyer be asking questions regarding flooding as part of the conveyancing in Holmes Chapel.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Holmes Chapel. There are those who acquire a property in Holmes Chapel, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Holmes Chapel. The conventional set of information given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to discover if the premises has historically flooded. If flooding has previously occurred which is not disclosed by the seller, then a buyer could issue a compensation claim as a result of such an misleading reply. A buyer’s lawyers will also carry out an enviro report. This should indicate if there is any known flood risk. If so, more detailed inquiries should be conducted.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Holmes Chapel is where the house is located. What do you suggest?

Flying freeholds in Holmes Chapel are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Holmes Chapel you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holmes Chapel 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 premises.

Last August I purchased a leasehold property in Holmes Chapel. Do I have any liability for service charges relating to a period prior to 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 own a 1st floor flat in Holmes Chapel, conveyancing formalities finalised 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Holmes Chapel with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2080

With only 54 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" 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 in the absence of detailed due diligence. 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 you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.