It is a dozen years since I acquired my property in North End. Conveyancing lawyers have recently been appointed on the sale but I can't find the title documents. Will this jeopardise the sale?

Don’t worry too much. First the deeds may be kept by your lender or they could still be with the lawyers who oversaw the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in North End relates to registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.

This question may be naive but I am unexperienced as FTB of a two bedroom flat in North End. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in North End?

On the day of completion you will not be required to attend the conveyancers office in North End. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

I happen to be the single recipient of my late grandmother’s will and I have everything in my name now, including the my former home in North End. The North End property was put into my name in . I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the house in . Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view lenders take of it, depend on the lender as this obligation is chiefly there to capture subsales or the quick reselling of properties.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being pedantic. The North End solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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.

How does conveyancing in North End differ for newly converted properties?

Most buyers of new build or newly converted property in North End come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in North End typically buy the land, 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 used to new build conveyancing in North End or who has acted in the same development.

I am using a search engine for the words cheap conveyancing in North End it brings up many solicitorsin the area. How do I determine which is the suitable conveyancer for my move?

The ideal method of choosing a suitable conveyancer is via personal testimonial, so seek the guidance of friends and relatives who have bought a property in North End or the reputable estate agent or financial adviser. Fees for conveyancing in North End vary, so it's advisable to request a minimum of four quotes from different conveyancers. Dont forget to clarify what costs in the quote includes.

I invested in buying a 1st floor flat in North End, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable properties in North End with over 90 years remaining are worth £165,000. The ground rent is £45 levied per year. The lease terminates on 21st October 50

With just 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 as well as professional fees.

The figure 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 detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.