It is 10 years ago since I acquired my house in Drybrook. Conveyancing lawyers have recently been appointed on the sale but I can't find my title deeds. Will this jeopardise the sale?

You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Drybrook relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

Do commercial conveyancing searches reveal impending roadworks that could affect a commercial property in Drybrook?

Its becoming the norm that commercial conveyancing solicitors in Drybrook will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Drybrook. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Drybrook.

For each commercial conveyancing transaction in Drybrook it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Drybrook commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Drybrook.

three months have elapsed since my purchase conveyancing in Drybrook completed. I have checked the Land Registry website which shows that I paid £150,000 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 residence 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.

I am purchasing a new build house in Drybrook with a mortgage from The Mortgage Works. The builders would not budge the amount so I negotiated £7000 of extras instead. The sale representative advised me not to tell my conveyancer about the side-deal as it may affect my loan with The Mortgage Works. 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.

Planning to exchange soon on a ground floor flat in Drybrook. Conveyancing lawyers inform me that they report fully next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Drybrook should include some of the following:

Your conveyancers should enable you to have an understanding of the insurance provisions Rent payments - how much and when is collected, and be on notice if this will change in the future Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? How long the lease is. You should be advised as what happens when the lease expires, and aware of the importance of the 80 year mark It needs to be made clear to you whether the lease allows you to alter or improve aspects of the premises- you must be made aware as to whether it relates to all alterations or limited to structural alteration, and whether permission is required

I bought a studio flat in Drybrook, conveyancing having been completed in 2005. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Drybrook with a long lease are worth £265,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2094

With just 75 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do 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 want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.