The deeds to my home can not be found. The solicitors who did the conveyancing in Stapleton 10 years ago no longer exist. What are my next steps?

Nowadays there are duplicates made of almost everything, and your lawyer will be aware exactly where to find all the suitable documentation so you can purchase or dispose of your house without any difficulty. Where duplicates can’t be located, your conveyancer can put in place insurance or indemnities against possible claims on the property.

I'm buying a new build house in Stapleton with the aid of help to buy. The sellers would not budge the price so I negotiated 6k of additionals instead. The property agent advised me not disclose to my solicitor about this deal as it will put at risk my mortgage with Godiva Mortgages Ltd. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Stapleton is the location of the property. Can you shed any light on this issue?

Flying freeholds in Stapleton 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 Stapleton you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stapleton 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.

My father-in-law has recommend that I appoint his conveyancing solicitors in Stapleton. Should I use them?

Much as we are happy to recommend a Stapleton conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to get guidance from friends or relatives who have previously instructed the solicitor that you are contemplating using.

I work for a busy estate agency in Stapleton where we have witnessed a few flat sales jeopardised due to short leases. I have been given inconsistent advice from local Stapleton conveyancing firms. Please can you shed some light as to whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I inherited a 1 bedroom flat in Stapleton, conveyancing was carried out March 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Stapleton with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2095

With just 74 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.