It is a dozen years since I purchased my property in Holmes Chapel. Conveyancing lawyers have recently been appointed on the sale but I am unable to find my title deeds. Is this a problem?

You need not be too concerned. Firstly there is a possibility that the deeds will be retained by the mortgage company or they may be archived with the lawyers who oversaw your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Holmes Chapel relates to registered property but in the rare situation where your property is not registered it is more tricky but is not insurmountable.

We are purchasing a terrace house in Holmes Chapel. We would like to carry out a loft conversion at the property.Will the conveyancing process involve checks to determine if these alterations are prohibited?

Your solicitor should review the registered title as conveyancing in Holmes Chapel will occasionally reveal restrictions in the title deeds which prevent certain works or necessitated the consent of a 3rd party. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I am currently in the process of buying my council flat in Holmes Chapel. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

I have a mortgage with Aldermore for my property in Holmes Chapel. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

You must advise Aldermore in advance of renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel solicitor.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Holmes Chapel is where the house is located. Is there any advice you can give?

Flying freeholds in Holmes Chapel are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Holmes Chapel you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holmes Chapel may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

What makes your site different to other internet conveyancing solicitors when it comes to conveyancing in Holmes Chapel?

At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Holmes Chapel. As opposed to estate agents and brokerage sites we do not have commission arrangements with solicitors. Many agents and online brokers 'recommend' solicitors that pays the most commission, rather than the best value conveyancing in Holmes Chapel

Helen (my wife) and I may need to let out our Holmes Chapel garden flat for a while due to taking a sabbatical. We instructed a Holmes Chapel conveyancing firm in 2002 but they have closed and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Holmes Chapel do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I inherited a leasehold flat in Holmes Chapel, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Holmes Chapel with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2078

With 53 years remaining on your lease the likely cost is going to be between £27,600 and £31,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.