It is 10 years ago since I acquired my home in Uttoxeter. Conveyancing lawyers have recently been instructed on the sale but I can't find the title deeds. Is this a major issue?

You need not be too concerned. First there is a chance that the deeds will be with your lender or they could be archived with the lawyers who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Uttoxeter relates to registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.

After researching mumsnet.com for a high-quality solicitor in Uttoxeter, many comment that I should look for a CQS accredited lawyer. Can you explain what CQS is?

Uttoxeter Conveyancing Quality Scheme solicitors have achieved accreditation under the Law Society's Scheme (CQS) CQS was created to promote high standards in the in the legal transfer of properties. CQS enables consumers to recognise solicitor firms that provide a quality residential conveyancing. Uttoxeter is one of the many areas in England and Wales in which CQS have a presence. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.

I am buying a 3 bedroom semi in Uttoxeter. The intention is to an extension at the rear at the house.Will the conveyancing process include checks to see if these works are prohibited?

Your conveyancer will review the deeds as conveyancing in Uttoxeter can sometimes reveal restrictions in the title deeds which restrict categories of alterations or necessitated the permission of a 3rd party. Many additions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

I am the single recipient of my late grandmother’s will and I have everything in my name now, including the house in Uttoxeter. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in June. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook obliges solicitors 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 pick up on the purchase and immediately sell or the flipping of properties.

It is unclear whether my lender requires a lease extension. I have telephoned my Uttoxeter bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Uttoxeter conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their specific requirements. Who do I believe?

As long as the solicitor is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Uttoxeter?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Uttoxeter. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Back In 2008, I bought a leasehold flat in Uttoxeter. Conveyancing and Accord Mortgages Ltd mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Uttoxeter who previously acted has now retired. Do I pay?

First contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Uttoxeter conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a leasehold flat in Uttoxeter, conveyancing having been completed in 2007. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Uttoxeter with an extended lease are worth £186,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2077

With 52 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.