It is is a decade since I bought my home in St George. Conveyancing solicitors have just been instructed on the sale but I can't locate the title documents. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with the mortgage company or they could be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in St George involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.

I had intended to instruct a property lawyer in St George for our house purchase. Our financial adviser informed us that our bank Norwich and Peterborough Building Society won't deal with them. Surely this is unduly restrictive?

A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all St George conveyancing firms would have been on most lender panels. The financial services regulator in 2010 completed a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms relating to their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum volume of conveyancing. Many St George conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. St George is one of the many areas where the conveyancers showing on our search results are members of the panel for Norwich and Peterborough Building Society.

Me and my partner are buying a apartment in St George. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send our life savings into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in St George. Do I collect the keys to the premises on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in St George?

On the day of completion you will not be required to go to the conveyancers office in St George. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and once they have received this, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

Is there a list of RBS panel conveyancers in St George on the Council of Mortgage Lender’s Website?

No. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings available online. If you are looking for a St George solicitor on the RBS please make the most of our facility.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. St George is the location of the property. Is there any advice you can give?

Flying freeholds in St George are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St George 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 St George may decide 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 residence.

Back In 2006, I bought a leasehold flat in St George. Conveyancing and Alliance & Leicester mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in St George who acted for me is not around. Any advice?

First contact HMLR to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a St George conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a 1 bedroom flat in St George, conveyancing having been completed June 2001. How much will my lease extension cost? Similar properties in St George with a long lease are worth £206,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2090

With 67 years left to run the likely cost is going to span between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.