It is is a decade since I acquired my property in Bispham. Conveyancing solicitors have just been retained on the sale but I am unable to locate my title documents. Will this cause complications?

You need not be too concerned. Firstly the deeds may be with the mortgage company or they may stored with the solicitor who handled the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Bispham involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.

My husband and I wish to acquire a newly converted apartment in Bispham with a residential mortgage from Leeds Building Society.We have a Bispham conveyancing lawyer but Leeds Building Society informed us he's not on their approved list of member firms. we are left little option but to use a Leeds Building Society panel firm or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan offered to you contains terms and conditions, one of which will be that lawyers must be on the Leeds Building Society approved list. Until recently, most lenders had large numbers of solicitors 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 Leeds Building Society

The deeds to my property can not be found. The conveyancers who dealt with the conveyancing in Bispham 4 years ago have long since closed. Will I be able to sell the house?

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

Am I right to be concerned about estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Bispham conveyancing practice?

As with lots of professional services, often suggestions from relatives can be worth their weight in gold. Yet there are many parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all suggest lawyers to appoint. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You are free to select your own lawyer. However, bear in mind that most lenders specify a panel list of lawyers you are obliged to use for the lender aspect of your home move.

I am in need of some leasehold conveyancing in Bispham. Before I get started I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Bispham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Bispham - Examples of Queries before Purchasing

Please note that where the lease has less than 80 years it will have adverse implications on the value of the property. Check with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you would need to own the premises for 24 months before you are legally able to exercise a lease extension. What restrictions are there in the Bispham Lease? This question is useful as a) areas may result in problems for the block as the communal areas may start to deteriorate if repairs remain unpaid b) if the tenants have a dispute with the running of the building you will want to have full disclosure