It is a dozen years since I bought my home in Morganstown. Conveyancing lawyers have now been appointed on the sale but I can't find my title deeds. Is this a problem?

You need not be too concerned. Firstly the deeds may be retained by the lender or they could be in the possession of the solicitor who handled your purchase. Secondly the chances are that 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 up to date copy of the land registers. Almost all conveyancing in Morganstown relates to registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.

Are all Morganstown Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?

Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

My husband and I have arranged the release of further monies on our mortgage from UBS as we intend to conduct improvements to our home in Morganstown. Are we obliged to appoint a bricks and mortar Morganstown solicitor on the UBS conveyancing panel to deal with the legals?

UBS don't usually instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.

I am currently in the process of buying my council flat in Morganstown. I have a mortgage offer with Santander. Conveyancing is new to me. 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Morganstown. Conveyancing is daunting 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 are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Morganstown

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Due to the guidance of my in-laws I had a survey completed on a property in Morganstown in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks will not give a mortgage on this type of property.

It depends who your proposed lender is. Santander has different requirements from Halifax. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Morganstown. Conveyancing will be smoother if you use a solicitor in Morganstown especially if they are accustomed to such properties in Morganstown.

Is there a reason that Morganstown conveyancing charges are more expensive for leasehold and freehold properties?

Leasehold conveyancing in Morganstown can involve additional due diligence such as checking the lease, corresponding with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.