It is 10 years ago since I acquired my property in Hoylake. Conveyancing solicitors have recently been instructed on the sale but I can't track down my title deeds. Will this cause complications?

You need not be too concerned. Firstly the deeds may be kept by your mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Hoylake relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.

Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Hoylake.

The risk of flooding is if increasing concern for lawyers dealing with homes in Hoylake. There are those who acquire a house in Hoylake, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Hoylake. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the seller, then a purchaser may issue a compensation claim as a result of such an inaccurate response. A purchaser’s solicitors may also order an environmental search. This should reveal if there is any known flood risk. If so, more detailed inquiries will need to be made.

Just had an offer accepted on a new build apartment in Hoylake. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Hoylake

There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I am using a search engine for the phrase conveyancing in Hoylake it shows results of numerous solicitorslocally. How do I determine which is the right property lawyer for purchase transaction?

The preferential method of finding the right conveyancer is through a trusted testimonial, so seek the opinion of colleagues and relatives who have acquired a property in Hoylake or the reputable estate agent or mortgage broker. Charges for conveyancing in Hoylake vary, so it's sensible to secure a minimum of three quotes from different law firms. Make sure that you know that the charges are assured not to escalate.

We expect to complete the sale of our £175,000 maisonette in Hoylake in just under a week. The landlords agents has quoted £396 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Hoylake?

Hoylake conveyancing on leasehold maisonettes normally involves the purchaser’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions most will be willing to assist. They are entitled to charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, otherwise the charge is not strictly payable. Reality however dictates that you have no option but to pay whatever is demanded if you want to exchange contracts with the buyer.

I inherited a 1st floor flat in Hoylake, conveyancing was carried out March 2008. How much will my lease extension cost? Equivalent properties in Hoylake with a long lease are worth £211,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2093

With 68 years unexpired the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.