It is a dozen years since I purchased my house in Barnoldswick. Conveyancing solicitors have now been retained on the sale but I can't locate my title documents. Is this a problem?

You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly in all probability 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 up to date copy of the land registers. Most conveyancing in Barnoldswick relates to registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.

I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to appoint a local conveyancing solicitor in Barnoldswick?

Do check but the chances are that allocate you one of their panel lawyers should you want the "fee-free" deal. Contact the bank and check if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Barnoldswick.

A relative advised me that if I am buying in Barnoldswick I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Barnoldswick conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Barnoldswick around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Barnoldswick Education with maps and statistics, Local Amenities and other useful information regarding Barnoldswick.

How does conveyancing in Barnoldswick differ for newly converted properties?

Most buyers of new build property in Barnoldswick come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because developers in Barnoldswick usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Barnoldswick or who has acted in the same development.

I only have 72 years remaining on my lease in Barnoldswick. I am keen to get lease extension but my landlord is absent. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to locate the landlord. In some cases a specialist may be useful to try and locate and prepare a report to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Barnoldswick.

I acquired a leasehold flat in Barnoldswick, conveyancing having been completed March 2002. Can you work out an approximate cost of a lease extension? Corresponding flats in Barnoldswick with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ends on 21st October 2078

With just 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.