It is 10 years ago since I purchased my house in Silsoe. Conveyancing solicitors have just been instructed on the sale but I am unable to find the deeds. Will this jeopardise the sale?

Don’t worry too much. First there is a chance that the deeds will be retained by your mortgage company or they could still be with the solicitor who acted in your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Silsoe relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.

I am buying my first flat in Silsoe with a mortgage from Yorkshire Building Society. The sellers would not move on the amount so I negotiated 6k of extras instead. The estate agent suggested that I not inform my lawyer about the deal as it will impact my loan with the bank. 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.

Am I right to be suspicious by estate agents that I am dealing with are recommending an internet conveyancing firm as opposed to a local Silsoe conveyancing company?

As with many service providers, often input from relatives can be worth their weight in gold. But there are many people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may put forward lawyers to choose. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the recommendation. You have the discretion to choose your own conveyancer. You need to be aware that the majority of banks operate an approved list of conveyancers you are obliged to use for the mortgage related work in your house move.

We are 14 days into a freehold purchase having been recommend to solicitors by the estate agent to execute conveyancing in Silsoe. I am am starting to be frustrated with the quality of service. Can you help me find new lawyers?

A solicitor would have to be really poor in order to consider diss instructing them. Has the mortgage offer been generated? In the event that it has you will need to inform them of the replacement conveyancer and ensure the loan are issued to the new lawyers. Your solicitor ideally should be on the mortgage company approved list to avoid escalating costs and delays. So that should be your starting point. Our find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Silsoe

I am intending to sublet my leasehold flat in Silsoe. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A lease governs the relationship between the freeholder and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Silsoe do not prevent subletting altogether – such a clause would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

Leasehold Conveyancing in Silsoe - Sample of Questions you should consider before Purchasing

What is the the remaining lease term? Is there a share of the freehold?