It is a dozen years since I acquired my house in Lutterworth. Conveyancing lawyers have just been instructed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be with your lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the property 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 current official copies of the land registers. Nearly all conveyancing in Lutterworth involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

The mortgage over my property is with for my property in Lutterworth. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval prior to renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will permit you to let 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 directly. You need not do this via a conveyancing panel solicitor.

It is not clear whether my bank requires a lease extension. I have called into my local Lutterworth building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Lutterworth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?

Your must comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

After much negotiation I have agreed a price on an apartment in Lutterworth. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A couple of days later, the called me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My relative recommended that if I am purchasing in Lutterworth I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually included in the estimate for your Lutterworth conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Lutterworth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Lutterworth Education with maps and statistics, Local Amenities and other useful data concerning Lutterworth.

I have been pointed in your direction by numerous estate agents in Lutterworth to find a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to offer your lawyers rather than a competitor’s?

We don’t give any commission for sending work to this site. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

Back In 2009, I bought a leasehold house in Lutterworth. Conveyancing and mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Lutterworth who acted for me is not around. Any advice?

First contact HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Lutterworth conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a 1st floor flat in Lutterworth, conveyancing was carried out 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Lutterworth with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 50

With only 50 years left to run the likely cost is going to be between £36,100 and £41,800 as well as 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 are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.