It is a dozen years since I acquired my home in Beverley. Conveyancing lawyers have now been instructed on the sale but I am unable to locate the title deeds. Is this a major issue?

You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your mortgage company or they could still be with the solicitor who acted in 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 procuring current official copies of the land registers. Almost all conveyancing in Beverley relates to registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.

What does a local search tell me about the property I am buying in Beverley?

Beverley conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search is essential in every Beverley conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

Just acquired a semi-detached house in Beverley , What is the estimated time for the Land Registry to record my proprietorship? My Beverley conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.

As far as conveyancing in Beverley registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd parties. At present approximately three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive delays. Registration is effected once the purchaser is living at the property so post completion formalities is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.

I am looking for a conveyancing practitioner in Beverley for my home move. Is it possible to review a firm’s complaints history with the profession’s regulator?

You can find documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.

I want to sublet my leasehold apartment in Beverley. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Notwithstanding that your last Beverley conveyancing lawyer is not available you can check your lease to see if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain permission via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet in the absence of prior consent. The consent should not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I acquired a ground floor flat in Beverley, conveyancing formalities finalised 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Beverley with an extended lease are worth £171,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2100

With 79 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. 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 seeking the advice of a professional.