It is 10 years ago since I bought my property in Ouston. Conveyancing solicitors have just been appointed on the sale but I can't find my title deeds. Will this cause complications?

You need not be too concerned. First there is a possibility that the deeds will be kept by your mortgage company or they could be in the possession of the conveyancers who acted in the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Ouston involves registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.

I happen to be the only recipient of my late mum's estate with all property in now in my sole name, including the house in Ouston. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the CML six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the house in March. Do I have to wait 6 months to sell?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view banks take of it, depend on the mortgage company as this obligation is principally there to capture the purchase and immediately sell or the flipping of property.

My husband and I have organised a further advance on our home loan from Skipton as we wish to carry out improvements to our house in Ouston. Are we obliged to choose a bricks and mortar Ouston solicitor on the Skipton conveyancing panel to handle the legals?

Skipton do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.

I had a mortgage agreed in principle with TSB. Ouston conveyancing solicitors have been selected. How long does it take for TSB to send the offer to the conveyancing practitioner?

Some lenders take longer than others. Have TSB conducted the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Ouston is the location of the property. What do you suggest?

Flying freeholds in Ouston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ouston you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ouston may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

As co-executor for the will of my father I am disposing of a residence in Cardiff but live in Ouston. My conveyancer (approximately 250 miles from mehas requested that I execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Ouston who can witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Ouston based

Having had my offer accepted I require leasehold conveyancing in Ouston. Before I get started I require certainty as to the remaining lease term.

If the lease is registered - and 99.9% are in Ouston - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a studio flat in Ouston, conveyancing formalities finalised 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Ouston with over 90 years remaining are worth £181,000. The ground rent is £55 levied per year. The lease terminates on 21st October 2075

With just 51 years remaining on your lease we estimate the price of your lease extension to span between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.