It is a dozen years since I bought my house in Droitwich. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my title deeds. Is this a problem?

You need not be too concerned. First the deeds may be with your mortgage company or they may still be with the lawyers who acted in your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Droitwich involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

Will our conveyancer be asking questions concerning flooding during the conveyancing in Droitwich.

Flooding is a growing risk for solicitors conducting conveyancing in Droitwich. Some people will purchase a house in Droitwich, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a various checks that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Droitwich. The standard property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to discover whether the property has ever been flooded. In the event that the property has been flooded in past which is not revealed by the vendor, then a buyer could bring a legal claim for losses as a result of such an incorrect reply. The purchaser’s lawyers should also carry out an environmental report. This should higlight whether there is a recorded flood risk. If so, additional investigations should be carried out.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Droitwich I like with a park and railway links nearby, however it's only got 51 years unexpired on the lease. There is not much else in Droitwich suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage that many years will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

How do I use the search facility to choose a conveyancing practitioner in Droitwich on the authorised to act for my lender?

First pick a mortgage company such as National Westminster Bank, Skipton Building Society or Aldermore then specify your location e.g. Droitwich. Conveyancing practices in Droitwich and further afield will then be identified.

I have read on various consumer advice websites that when selecting a conveyancing firm they must be approved by your mortgage company. I am first time buyer with but I have an offer in principle from Halifax and I already have a bricks and morter conveyancing solicitor in Droitwich in place. Can Birmingham Midhshires need an approved solicitor to be used? Does a directory of approved firms even exist so I can appoint a conveyancing lawyer in Droitwich?

You should instruct a solicitor that is on the Birmingham Midhshires panel. Simply ring your preferred Droitwich conveyancing lawyer and ask if they are on the Birmingham Midhshires panel. If they are not approved you have a couple of choices open to you here:

• Proceed with your preferred Droitwich conveyancer but Birmingham Midhshires will undoubtedly retain a lawyer on their approved panel. This will result in additional cost and potential delay.
• Choose a fresh property lawyer to act in the purchase, making sure they are on the Birmingham Midhshires conveyancing panel.
• Convince your property lawyer to do everything within their powers to join the Birmingham Midhshires panel of solicitors.