The deeds to my house can not be found. The solicitors who handled the conveyancing in Batheaston 10 years ago are no longer around. What are my options?

Gone are the days when you need to hold title original deeds to prove you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.

I am buying a new build house in Batheaston with a mortgage from Nottingham Building Society. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not inform my solicitor about the deal as it would jeopardize my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

As co-executor for the estate of my grandmother I am disposing of a residence in Swansea but reside in Batheaston. My conveyancer (approximately 235 kilometers from meneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing practitioner in Batheaston who can witness this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Batheaston based

Last October I purchased a leasehold flat in Batheaston. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a leasehold flat in Batheaston, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Batheaston with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2082

You have 63 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

Your search tool is useful but there are many lawyers listed near Batheaston being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the lender approved panel?

We are not in the business of recommending one firm above another as the right Batheaston conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Batheaston knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..