We are buying our first house. Our conveyancer has e-mailedto enquire if we want to take out additional conveyancing searches. Unfortunately we are clueless as to what's needed for conveyancing in Newcastle under Lyme

The scope of Newcastle under Lyme conveyancing searches should be triggered based primarily on the property, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What is important is that you adequately appreciate what information each search could give you. Then you can decide if you personally think you need that search. Where you are unsure, ask your lawyer to explain.

It is a dozen years since I purchased my house in Newcastle under Lyme. Conveyancing lawyers have just been instructed on the sale but I can't track down the deeds. Is this a problem?

Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they could be in the possession of the lawyers who acted in the purchase. Secondly the chances are 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 obtaining up to date copy of the land registers. Almost all conveyancing in Newcastle under Lyme involves registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.

My stepmother advised me that in purchasing a property in Newcastle under Lyme there may be various restrictions preventing external alterations to the property. Is this right?

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

We have agreed to purchase a house in Newcastle under Lyme. One unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Clydesdale your lawyer must check the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Newcastle under Lyme.

I have paid off my mortgage with Leeds Building Society. I assume I don't need a Newcastle under Lyme conveyancer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

Taking into account that I will soon spend over three hundred thousand on a house in Newcastle under Lyme I would like to have a conversation with the solicitor regarding thehome move before instructing the firm. Can this be arranged?

This is something that we recommend - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your property ownership legalities in Newcastle under Lyme.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Newcastle under Lyme should be the amount on the final invoice that you are charged.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Newcastle under Lyme. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

The majority of houses in Newcastle under Lyme are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Newcastle under Lyme in which case you should be shopping around for a Newcastle under Lyme conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer will advise you fully on all the issues.

I am the registered owner of a studio flat in Newcastle under Lyme, conveyancing formalities finalised July 2008. Can you work out an approximate cost of a lease extension? Corresponding flats in Newcastle under Lyme with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2089

With only 64 years remaining on your lease the likely cost is going to span between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.

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 the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.