It is a dozen years since I acquired my home in Dawley and Lawley. Conveyancing lawyers have now been retained on the sale but I can't find the deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they may be in the possession of the conveyancers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Dawley and Lawley involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Dawley and Lawley. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?

Given you plan to refinance then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.

I am planning on selling our house in Dawley and Lawley and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Dawley and Lawley. We have lived in Dawley and Lawley for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

Do I need to be suspicious by brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Dawley and Lawley conveyancing firm?

As with many service providers, often suggestions from connections can be worth their weight in gold. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and lenders may recommend solicitors to use. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a commercial relationship behind the endorsement. You have the right to choose your own conveyancer. However, bear in mind that most banks have an approved list of solicitors you are obliged to use for the mortgage related work in your house move.

I own a leasehold house in Dawley and Lawley. Conveyancing and Nationwide Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Dawley and Lawley who acted for me is not around. Any advice?

The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Dawley and Lawley conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Dawley and Lawley Leasehold Conveyancing - Examples of Queries before Purchasing

Is anyone aware of any major works in the near future that will likely increase the service costs? It would be prudent to discover if the the lease contains any unreasonable restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in certain buildings in Dawley and Lawley. If you like the flatin Dawley and Lawley but your cat can’t move with you then you will be presented with a hard choice. This question is helpful as a) areas may cause problems for the building as the communal areas may start to deteriorate where repairs are not paid for b) if the tenants have a dispute with the managing agents you will want to have all the details