The deeds to my property can not be found. The lawyers who dealt with the conveyancing in Boscombe 4 years ago no longer exist. What do I do?

As long as the title is registered the information relating to your proprietorship will be documented by HMLR with a Title Number. It is possible to execute a search at the Land Registry, identify your property and secure current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.

I'm buying a new build house in Boscombe benefiting from help to buy. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent advised me not disclose to my lawyer about this extras as it could adversely affect my mortgage with the lender. Should I keep quiet?.

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

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Boscombe is where the house is located. Can you shed any light on this issue?

Flying freeholds in Boscombe are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Boscombe you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boscombe may decide 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 premises.

Is it simple use the search facility to choose a conveyancing solicitor in Boscombe on the panel for my bank?

Step one is to select a lender such as Birmingham Midshires, Chelsea Building Society or Bank of Ireland then type in your preferred area a common one being Boscombe. Conveyancing practices in Boscombe and across England and Wales should be listed.

Estate agents have just been given the go-ahead to market my ground floor flat in Boscombe. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would given that all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a split level flat in Boscombe, conveyancing having been completed February 2003. 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? Equivalent properties in Boscombe with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2101

With only 77 years remaining on your lease we estimate the premium for your lease extension to range between £7,600 and £8,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.