It is a dozen years since I bought my property in Lapworth. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down my deeds. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be with the mortgage company or they may be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Lapworth relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.

My stepmother informed me that in buying a property in Lapworth there may be various restrictions prohibiting external alterations to a property. Is this right?

We are aware of anumerous of properties in Lapworth which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Lapworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

The formalities of my remortgage has taken place for my property in Lapworth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am selling my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being problematic. The Lapworth solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I require fast conveyancing in Lapworth as I am under a deadline to sign on the dotted line inside one month. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?

As you are not taking a home loan you are at liberty not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Lapworth the following are examples of issues that can appear and adversely affect future mortgageability: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...

Am I best advised to appoint a Lapworth conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can conduct the legal work but they are based 300kilometers drive away.

The primary upside of using a local Lapworth conveyancing firm is that you can drop in to execute paperwork, deliver your identification documents and apply pressure on them if necessary. Having local Lapworth know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were impressed that must outweigh using an unknown Lapworth conveyancing lawyer just because they are Lapworth based.

Back In 2007, I bought a leasehold house in Lapworth. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Lapworth who acted for me is not around. What should I do?

The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to instruct a Lapworth conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Lapworth - A selection of Queries Prior to buying

How much is the maintenance charge and ground rent on the property? Who are the managing agents? What restrictions exist in the Lapworth Lease?