It is 10 years ago since I acquired my property in Pontefract. Conveyancing solicitors have just been appointed on the sale but I am unable to locate my title documents. Is this a major issue?

Don’t worry too much. Firstly there is a possibility that the deeds will be with your lender or they may be in the possession of the solicitor 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 own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Pontefract relates to registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.

If you had a top tip for selecting a conveyancing solicitor in Pontefract what would it be?

Do not opt for the cheapest Pontefract conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We have agreed to purchase a house in Pontefract. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?

Given that you are obtaining a mortgage with RBS your lawyer must check the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for RBS. The CML Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to RBS where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties countrywide and is not restricted to Pontefract.

Aldermore have agreed my mortgage in principle, my bid on a house in Pontefract has been agreed to, what happens next?

The property agent will want to be informed of your conveyancing practitioner's details (ensure that the solicitors are on the bank’s panel). Telephone Aldermore or your broker and finish off any relevant paperwork. Aldermore will instruct a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Aldermore will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Pontefract.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Pontefract is the location of the property. Is there any guidance you can impart?

Flying freeholds in Pontefract are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pontefract you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontefract may determine 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 premises.

Are there common deficiencies that you encounter in leases for Pontefract properties?

There is nothing unique about leasehold conveyancing in Pontefract. Most leases are drafted differently and drafting errors can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations

You may have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, The Royal Bank of Scotland, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to pull out.

I invested in buying a 1st floor flat in Pontefract, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Pontefract with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2103

With just 79 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

My a decade ago. He has since got married, widowed and is now remarried. He now wants to the sell the Pontefract property. I suspect that he will simply be asked to provide a copy of the marriage certificates to the conveyancer but he is worried it will delay the conveyancing. Should he instruct a property lawyer to update the land title information for the property?

The is no need to bring up to date the title for the property as long as you have the evidence required to demonstrate how the change of name occurred.

The buyer’s property lawyer will review the registered information and require evidence by way of proof of the name change e.g. marriage certificates.