It is 10 years ago since I purchased my property in Woodhouse and Handsworth. Conveyancing solicitors have now been retained on the sale but I can't find my title deeds. Is this a major issue?

You need not be too concerned. First there is a possibility that the deeds will be with the mortgage company or they may be archived with the conveyancers who oversaw the purchase. Secondly in most cases 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 lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Woodhouse and Handsworth relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

we are a couple who intend to purchase a purpose built apartment in Woodhouse and Handsworth with a mortgage from Britannia.We have a Woodhouse and Handsworth conveyancing solicitor but Britannia informed us he's not on their approved list of firms. It seems we are left with little choice but to instruct a Britannia panel firm or keep our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Britannia use our lawyer?

No, not really. The loan offered to you contains terms and conditions, one of which will be that lawyers needs to be on the Britannia approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Britannia

About to purchase a new build apartment in Woodhouse and Handsworth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Woodhouse and Handsworth

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

In sourcing the internet for the phrase conveyancing in Woodhouse and Handsworth it reveals many property lawyersin the area. How do I determine which is the right property lawyer for the sale of my house?

The best method of finding the right conveyancer is via personal testimonial, so enquire of friends and family who have bought a property in Woodhouse and Handsworth or the reputable estate agent or mortgage broker. Fees for conveyancing in Woodhouse and Handsworth vary, so it's a good idea to request at least three quotes from different law firms. Make sure that you know what costs in the quote includes.

My wife and I purchased a leasehold flat in Woodhouse and Handsworth. Conveyancing and Barclays Direct mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Woodhouse and Handsworth who acted for me is not around. Any advice?

First contact the Land Registry to be sure that this person is indeed the new freeholder. You do not need to incur the fees of a Woodhouse and Handsworth conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a studio flat in Woodhouse and Handsworth, conveyancing was carried out half a dozen 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? Similar properties in Woodhouse and Handsworth with a long lease are worth £171,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2104

With 79 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do 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 want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.