I have given 8 weeks notice to my existing landlord and must vacate my rented apartment in Ponders End by 24/11/2025. Conveyancing on my purchase is underway. Can I complete in three weeks as don't want to have to find temporary accommodation?

The normal practice is not to give notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, contact to your conveyancer and urge them to they chase the other side, try to an agreed time frame that everyone will aim to achieve

It is 10 years ago since I bought my property in Ponders End. Conveyancing lawyers have just been appointed on the sale but I am unable to locate my title deeds. Is this a problem?

You need not be too concerned. First there is a possibility that the deeds will be with your mortgage company or they could stored with the lawyers who handled your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Ponders End relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.

I purchased my flat on 8 February and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Ponders End said it would be registered inside ten days. Are titles in Ponders End uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Ponders End registration formalities. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. Currently in the region of 80% of such applications are fully dealt with within two weeks but occasionally there can be longer delays. Historically registration takes place after the purchaser is living at the premises thus registration formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

Over the last few months I have been searching for a flat up to £245,000 and identified one close by in Ponders End I like with a park and transport links in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Ponders End for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a home loan that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

Should one as executor remove a departed person's name from the title register for a property in Ponders End?

Where a Ponders End property is co-owned and one of the owners passes away, their name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale you would just be required to evidence as to the reason the other proprietor is missing from the conveyance, typically this takes the form of a grant of probate.

With a view to making things more straight forward in the future you can apply to have the deceased person erased from the title by submitting an application to HM Land Registry with evidence of the death. There is no fee from the Registry for this service.