It is a dozen years since I purchased my property in Coleshill. Conveyancing solicitors have now been appointed on the sale but I can't track down my title documents. Is this a major issue?

You need not be too concerned. Firstly the deeds may be kept by your mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Coleshill relates to registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.

My bid for a property was accepted at auction in Coleshill. Conveyancing is required. What is next?

Now that you are to in every practical sense signed on the dotted line you will need to choose a conveyancing solicitor as a matter of urgency as you are facing a tight a fixed date to complete the property. All auction property will ordinarily have a corresponding legal set of papers. This will include evidence of title and search results. In the case of leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.

We are purchasing a victorian detached house in Coleshill. We would like to an extension at the rear at the property.Will the conveyancing process include enquiries to see if these alterations were previously refused?

Your property lawyer will check the registered title as conveyancing in Coleshill will occasionally reveal restrictions in the title deeds which prevent certain changes or need the consent of another owner. Certain extensions call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

I have been advised by my solicitor that lack of planning permission insurance is required on my purchase. What is the level of cover for Coleshill conveyancing?

The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between and . Conveyancing practitioners as opposed to borrowers take out such insurances.

It has been five months following my purchase conveyancing in Coleshill completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

We're new on the property ladder - had an offer accepted, yet the agent advised that the owners will only proceed if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Coleshill

We suspect that the owner is not behind this request. If they want ‘a quick sale', turning down a serious buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you intend to use your own,trusted Coleshill conveyancing firm - not the ones that will earn the negotiator at the agency a commission or meet his conveyancing targets pre-set by head office.

I am in need of some leasehold conveyancing in Coleshill. Before I get started I would like to find out the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Coleshill - 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.

I inherited a split level flat in Coleshill, conveyancing was carried out 1995. 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? Comparable properties in Coleshill with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 50

With only 50 years unexpired we estimate the premium for your lease extension to range between £36,100 and £41,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.