AssumingI was to buy a simple residential propertyin Higher Kinnerton for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Higher Kinnerton?

The sole reduction in fees you would achieve is the Higher Kinnerton conveyancing searches. A lawyer is required to do the vast majority of work - money laundering, correspond with the sellers property lawyer, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a mortgage but it won't be a lot.

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

You need not be too concerned. First the deeds may be kept by your lender or they may be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Higher Kinnerton relates to registered property but in the rare situation where your property is unregistered it is more problematic but is resolvable.

My wife and I are buying a property in Higher Kinnerton. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put money into their account. What is the protection we have from them run away with our deposit?

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.

I'm the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Higher Kinnerton. The Higher Kinnerton property was put into my name in October. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in October. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this provision is primarily there to identify the purchase and immediately sell or the quick reselling of property.

We had chosen conveyancing lawyers based in Higher Kinnerton on the UBS solicitor approved list. They have just invoiced me a separate sum for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This charge is not set by UBS but by your Higher Kinnerton conveyancing practitioner. Numerous firms on the UBS panel will levy ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.

Over the last few months I have been searching for a flat up to £305k and identified one round the corner in Higher Kinnerton I like with open areas and transport links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Higher Kinnerton for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a home loan that many years will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

My mother purchased her house in Higher Kinnerton 9 years ago. She has got married, divorced and has recently married again. She intends to market the property next spring. I suspect that she will just be need to provide a copy of her marriage papers to the conveyancing practitioner however she is concerned it could frustrate the house sale. Is it worth updating the title documents for the property?

You are not required to bring up to date the title for the property on the basis that you have the proof needed to show how the name change occurred.

The purchaser’s solicitor should check the land registry information and requisition evidence by way of proof of the name change for instance marriage certificates.