It is a dozen years since I bought my property in Amersham. Conveyancing solicitors have just been instructed on the sale but I can't locate the title documents. Is this a problem?

Don’t worry too much. First there is a chance that the deeds will be with your lender or they could still be with the solicitor who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Amersham relates to registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.

I completed on my home on 3 August and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Amersham advises it would be registered inside ten days. Are transfers in Amersham particularly slow to register?

There is nothing unique about conveyancing in Amersham registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. At present in the region of 80% of such applications are completed within two weeks but occasionally there can be extensive delays. Historically registration is effected once the buyer has moved in to the premises therefore 'speed' is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Amersham is the location of the property. What do you suggest?

Flying freeholds in Amersham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Amersham you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Amersham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How easy is it to use your search app to locate a conveyancing solicitor in Amersham on the panel for my bank?

First pick a bank such as Lloyds TSB Bank, Bank of Scotland or Clydesdale then type in your preferred area for instance Amersham. Conveyancing firms in Amersham and across England and Wales will then be shown.

Having checked my lease I have discovered that there are only Seventy years unexpired on my lease in Amersham. I now wish to get lease extension but my freeholder is absent. What should I do?

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 granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. For most situations a specialist should be useful to try and locate and prepare a report to be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Amersham.

Amersham Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

How much is the service charge and ground rent on the property? In the main the cost for major works are not included within service charges, although a few managing agents in Amersham obliged leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. Most Amersham leasehold apartments will incur a service charge for the upkeep of the block set by the management company. Should you acquire the flat you will have to pay this contribution, normally periodically accross the year. This can vary from a few hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay yearly, this is usually not a significant sum, say about £50-£100 but you need to check as on occasion it can be many hundreds of pounds.