It is 10 years ago since I acquired my property in Longridge. Conveyancing solicitors have now been instructed on the sale but I am unable to find the deeds. Is this a major issue?

Don’t worry too much. First there is a chance that the deeds will be with the mortgage company or they could be archived with the conveyancers who acted in the purchase. Secondly the likelihood is 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 lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Longridge involves registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.

Various online forums that I have frequented warn that are the number one reason for delay in Longridge conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Longridge.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Longridge is where the house is located. What do you suggest?

Flying freeholds in Longridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Longridge you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Longridge may determine 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 property.

I need to find a conveyancing solicitor for residential conveyancing in Longridge. I have stumble upon a web site which looks to be the perfect answer If it is possible to get all formalities completed via web that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

All being well we will complete our sale of a £450,000 flat in Longridge in nine days. The managing agents has quoted £348 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Longridge?

Longridge conveyancing on leasehold maisonettes ordinarily involves administration charges raised by freeholders :

Addressing pre-contract questions Where consent is required before sale in Longridge Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Longridge leasehold property is £350. For Longridge conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I own a 2 bed flat in Longridge, conveyancing having been completed August 2004. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Longridge with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2095

You have 70 years left to run the likely cost is going to range between £9,500 and £11,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other 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.