It is 10 years ago since I bought my property in Wellingborough. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my title deeds. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with the lender or they could be in the possession of the solicitor who acted in your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Wellingborough involves registered property but in the unlikely event that your property is unregistered it is more of a problem but is resolvable.

I used Arc property Solicitors several years past for my conveyancing in Wellingborough. I now require my papers but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wellingborough of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying a new build house in Wellingborough with a loan from Nottingham Building Society. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my conveyancer about this extras as it could adversely affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey completed on a house in Wellingborough before instructing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders may not grant a mortgage on such a property.

It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wellingborough. Conveyancing will be smoother if you use a solicitor in Wellingborough especially if they are accustomed to such properties in Wellingborough.

I have recently realised that I have Sixty One years unexpired on my flat in Wellingborough. I now want to extend my lease but my freeholder is missing. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you have made all reasonable attempts to find the landlord. In some cases a specialist may be helpful to conduct investigations and prepare a report to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering Wellingborough.

Wellingborough Leasehold Conveyancing - Examples of Questions you should ask before Purchasing

Where a Wellingborough lease has less than 80 years it will impact the value of the apartment. It is worth checking with your bank that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will probably require a lease extension at some point and it is worth finding out what this will be. Remember, in most cases you will be required to have been the owner of the residence for a couple of years before you are eligible to extend the lease. What is the annual maintenance fee and ground rent? In the main the outlay for major works are not included within maintenance charges, although there some managing agents in Wellingborough obliged leasehold owners to contribute towards a sinking fund created for the specific purpose of establishing a fund for larger repairs or maintenance.