It is 10 years ago since I acquired my home in Shrewton. Conveyancing lawyers have now been retained on the sale but I can't locate my title deeds. Is this a major issue?

You need not be too concerned. First there is a chance that the deeds will be kept by your lender or they may be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Shrewton involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to instruct a local conveyancing solicitor in Shrewton?

You should check but the the likelihood is that give you one of their panel conveyancers should you accept the "fee-free" deal. Contact the bank and explore if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Shrewton.

I am purchasing a new build house in Shrewton with a loan from Lloyds TSB Bank. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my solicitor about the side-deal as it could affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Given that I am about to spend £400,000 on a house in Shrewton I wish to have a conversation with the conveyancer concerning thetransaction in advance of giving the go ahead to the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your conveyancing in Shrewton.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Shrewton should be the figure that you are charged.

Can you provide any top tips for leasehold conveyancing in Shrewton from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Shrewton can be avoided where you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers.
The majority of freeholders or managing agents in Shrewton charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Shrewton. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Shrewton state that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord consenting to such alterations. Where you dont have the approvals to hand you should not communicate with the landlord without checking with your conveyancer first. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Organising a replacement share certificate is often a lengthy formality and slows down many a Shrewton home move. Where a reissued share is needed, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible.

I own a 2 bed flat in Shrewton, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Shrewton with a long lease are worth £176,000. The ground rent is £50 per annum. The lease expires on 21st October 2076

You have 50 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.