It is a dozen years since I purchased my house in Millom. Conveyancing lawyers have recently been instructed on the sale but I am unable to find the title deeds. Is this a major issue?

Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they may be archived with the conveyancers who handled the purchase. Secondly in all probability 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 lawyers procuring up to date copy of the land registers. Almost all conveyancing in Millom relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Millom I like with a park and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Millom suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage that many years will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

We're first time buyers - agreed a price, yet the property agent advised that the seller will only go ahead if we instruct their chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Millom

We suspect that the seller is unaware of this demand. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Millom conveyancing solicitors - rather thanthose that will earn the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by HQ.

Helen (my wife) and I may need to rent out our Millom garden flat temporarily due to a new job. We used a Millom conveyancing firm in 2002 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your last Millom conveyancing lawyer is not around you can review your lease to see if it allows you to sublet the apartment. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you are obliged to seek consent via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without prior consent. Such consent must not not be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

Millom Leasehold Conveyancing - Sample of Questions you should ask before buying

How many of the leaseholders are in arrears for their service charge payments? This question is useful as a) areas may result in problems in the block as the common areas may begin to deteriorate if services are not paid for b) if the leaseholders have an issue with the running of the building you will need to know about it

Should one remove a deceased person's name from the title register for a house in Millom?

If a Millom property is co-owned and one of the proprietors passes away, the name will not immediately be removed from the title deeds. You are not required to remove their name as in the event of a disposal you would simply need to evidence why the co proprietor is not included in the contract, such as the probate documents.

With the aim of making things more straight forward in the future you can arrange to have the deceased person removed from the title entries by applying to HMLR with evidence of the death. There is no charge from the Registry for this service.