It is 10 years ago since I purchased my home in Sandbanks. Conveyancing solicitors have just been appointed on the sale but I can't track down my title documents. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be with your mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Sandbanks involves registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.

We're in Sandbanks, First time buyers purchasing with a mortgage (lender is Bank of Ireland , and our lawyer is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are 14 days into a freehold purchase having been directed to solicitors by the local agent to execute conveyancing in Sandbanks. I am am extremely frustrated with the level of service. Could you help me find new lawyers?

A conveyancer would have to be very bad in order to consider changing them. Has the loan offer been issued? If so you need to make them aware of the replacement solicitor and have the mortgage documents are re-issued. The solicitor ideally needs to be on the mortgage company panel to avoid supplemental fees and frustration. That should be your first question of the new lawyers. Our search tool should help you find a lender approved solicitor for your home move in Sandbanks

I have just appointed agents to market my garden flat in Sandbanks. Conveyancing is yet to be initiated, but I have just had a half-yearly maintenance charge demand – Do I pay up?

The sensible thing to do is clear the service charge as usual because all ground rent and service charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I acquired a split level flat in Sandbanks, conveyancing formalities finalised 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Sandbanks with a long lease are worth £176,000. The ground rent is £55 yearly. The lease runs out on 21st October 2074

With only 50 years unexpired the likely cost is going to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

Some weeks ago I was told by my mortgage company that their approved solicitors work on no move no fee basis for conveyancing in Sandbanks. My purchase did not proceed yet the solicitors have requested search fees! They say the fees are independent!

Sandbanks conveyancing search costs are disbursements not solicitors fees as these are paid to a third party.