It is is a decade since I purchased my property in Worksop. Conveyancing lawyers have now been appointed on the sale but I am unable to find my title deeds. Is this a major issue?

Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly the chances are that 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 procuring up to date copy of the land registers. Nearly all conveyancing in Worksop relates to registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.

Last month we had a mortgage agreed in principle with UBS. Worksop conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from UBS?

There is no definitive answer here. Have UBS completed the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have decided to exercise my right to buy my property in Worksop off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

I am due to exchange contracts on my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Worksop solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

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

I am downsizing from my home. My previous lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Worksop if that makes things easier.

Do use our search tool to help you find a solicitor for your conveyancing in Worksop. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

We are 14 days into a freehold purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Worksop. I am am extremely frustrated with the quality of service. Can you help me find new lawyers?

A solicitor would have to be really poor in order to consider changing them. Has the mortgage been sent? If so you need to make them aware of the new conveyancer and have the mortgage documents are re-sent. Your new conveyancer should be on the lenders panel to avoid escalating charges and frustration. That should be your starting point. The search tool should help you find a bank approved lawyer for your home move in Worksop

I am looking at a two flats in Worksop which have in the region of fifty years remaining on the leases. Do I need to be concerned?

There is no doubt about it. A leasehold apartment in Worksop is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most buyers and banks, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Worksop conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I invested in buying a basement flat in Worksop, conveyancing having been completed August 1996. 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 flats in Worksop with a long lease are worth £181,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2075

With only 51 years left to run we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to 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.