It is 10 years ago since I purchased my home in Sheldon. Conveyancing solicitors have recently been appointed on the sale but I can't track down the deeds. Is this a major issue?

Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they may stored with the conveyancers who oversaw your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Sheldon involves registered property but in the rare situation where your home is not registered it is more of a problem but is resolvable.

It has been four months following my purchase conveyancing in Sheldon took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I was advised by a few selling agents in Sheldon to select a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to recommend your services ahead of another?

We refuse to give any referral fee for sending work in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

Do you have any top tips for leasehold conveyancing in Sheldon with the purpose of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Sheldon can be reduced if you appoint lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the buyers’ representatives.
Some Sheldon leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years left on your lease but it would be advisable double-check via your solicitors. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is less than 80 years. It is therefore important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Sheldon leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord approving such alterations. Where you dont have the approvals to hand do not contact the landlord without checking with your lawyer in the first instance.

Leasehold Conveyancing in Sheldon - Examples of Queries Prior to buying

What is the name of the managing agents? The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this scenario the lessees enjoy control and although a managing agent is often employed if the building is bigger than a house conversion, the managing agent is directed by the tenants. Please note that where the lease has fewer than 80 years it will have adverse implications on the value of the property. Check with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you would need to own the residence for 24 months before you are eligible to extend the lease.

I was informed by my lender that their panel solicitors work on no sale no fee basis for conveyancing in Sheldon. I had a purchase fall through yet the conveyancers want search fees! They are claiming that the fees are independent!

Sheldon conveyancing search charges are separate expenses not solicitors costs as these are payable to a third party.