It is a dozen years since I acquired my property in Sunninghill. Conveyancing solicitors have just been appointed on the sale but I can't find my deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be with the mortgage company or they could be in the possession of the conveyancers who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Sunninghill relates to registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.

A relative advised me that in purchasing a property in Sunninghill there could be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are a number of properties in Sunninghill which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Sunninghill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My conveyancer has informed me that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Sunninghill?

The appropriate level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being pedantic. The Sunninghill solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been on the look out for a ground for flat up to £235,500 and found one near me in Sunninghill I like with amenity areas and transport links nearby, however it only has 49 years unexpired on the lease. There is not much else in Sunninghill suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan that many years may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

Looking forward to complete next month on a studio apartment in Sunninghill. Conveyancing solicitors inform me that they are sending me a report tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Sunninghill should include some of the following:

Setting out your rights in respect of the communal areas in the building.For example, does the lease contain a right of way over a path or hallways? The length of the lease term. You should receive guidance as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years Alterations to the premises The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. The physical extent of the premises. This may be the apartment itself but might include a loft or basement if relevant.

Sunninghill Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

The best form of lease structure is a share of the freehold. In this situation the tenants enjoy control and notwithstanding that a managing agent is frequently employed where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. The answer will be important as a) areas may cause problems for the block as the communal areas may begin to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the managing agents you will need to have complete disclosure Is anyone aware of any major works in the planning that will likely add a premium to the maintenance costs?

We are in the process of acquiring a apartment in Sunninghill. Conveyancing is not yet done but we wish to keep the amount we are are buying for a secret from the likes of Rightmove. what can I do to ensure this is not revealed?

HMLR by statute are bound to specify price sold information on the official title for domestic properties countrywide including homes in Sunninghill. The register of ownership is an open document, so HMLR would be breaching their statutory duty excluded specific properties such as the one in Sunninghill.

In essence you can make a request of HM Land Registry to hide the price paid entry however the answer will be in the negative.