It is a dozen years since I bought my property in Edith Weston. Conveyancing lawyers have just been instructed on the sale but I am unable to find my title documents. Is this a problem?

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 lawyers who oversaw the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Edith Weston involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.

Do the Building Society Association intend to launch a search tool with a view to list law firms on the Melton Mowbray Building Society conveyancing panel for example in Edith Weston?

We have not been informed any intention on the part of the BSA to develop such a search facility.

We previously selected conveyancing lawyers based in Edith Weston on the Clydesdale solicitor panel. They have just billed me a further amount for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?

As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The charge is not dictated by Clydesdale but by your Edith Weston lawyer. Some firms on the Clydesdale panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

Completion of my remortgage has taken place for my property in Edith Weston. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Edith Weston bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Edith Weston conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

Provided that the property lawyer is on the mortgage company panel, she or he must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

How does the Landlord & Tenant Act 1954 affect my commercial property in Edith Weston and how can your lawyers assist?

The 1954 Act gives protection to commercial leaseholders, giving them the a statutory right to make a request to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Edith Weston is one of our hundreds of areas of the UK in which the firms we work with have offices

I have recently realised that I have Sixty One years unexpired on my flat in Edith Weston. I am keen to get lease extension but my landlord is missing. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to track down the freeholder. In some cases an enquiry agent may be useful to try and locate and prepare an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s disappearance and the application to the County Court covering Edith Weston.

I own a garden flat in Edith Weston, conveyancing formalities finalised in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Edith Weston with over 90 years remaining are worth £265,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2101

With 75 years left to run the likely cost is going to range between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.