I am buying a house without a mortgage in Poundbury. I have resided for the previous twelve years in Poundbury. Conveyancing searches are expensive. As I have knowledge of the area and road very well must I have all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Poundbury conveyancing searches are at your discretion. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches done, but she has a professional duty to take that path of guidance. Do bear in mind; if you are likely to sell the house one day, it may be of relevance to your prospective purchaser what the searches reveal. There are plenty of instances where premises with day to day issues can still throw up unfavourable search results. A competent conveyancing solicitor in Poundbury should be able to give you some helpful advice concerning this.

What does a local search tell me about the house we're buying in Poundbury?

Poundbury conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search is essential in every Poundbury conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

The deeds to my house are lost. The conveyancers who conducted the conveyancing in Poundbury 5 years ago are no longer around. What are my next steps?

These day there are copies made of almost everything, and your conveyancer will be aware precisely where to find all the appropriate documentation so you can buy or sell your property without a hitch. If duplicates are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities against possible claims on the premises.

I decided to have a survey done on a house in Poundbury prior to instructing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders tend not give a mortgage on a flying freehold home.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Poundbury. Conveyancing may be slightly more expensive based on your lender's requirements.

I only have 72 years unexpired on my lease in Poundbury. I now want to get lease extension but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, 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. However, you will be required to prove that you or your lawyers have used your best endeavours to find the landlord. For most situations an enquiry agent may be helpful to conduct investigations and prepare an expert document which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the application to the County Court covering Poundbury.

I inherited a 2 bed flat in Poundbury, conveyancing was carried out 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Poundbury with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease runs out on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.