It is is a decade since I purchased my property in Padstow. Conveyancing solicitors have now been appointed on the sale but I can't track down my deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be kept by your lender or they may be in the possession of the lawyers who acted in the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Padstow involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Padstow is the location of the property. Is there any guidance you can give?

Flying freeholds in Padstow are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Padstow you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Padstow 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 premises.

I need to instruct a conveyancing lawyer in Padstow for my home move. Is it possible to review a firm’s complaints history with the profession’s regulator?

Anyone can review published Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded call for training reasons.

I've recently bought a leasehold house in Padstow. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a garden flat in Padstow, conveyancing was carried out 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Padstow with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2087

With only 62 years remaining on your lease we estimate the premium for your lease extension to be between £17,100 and £19,800 plus costs.

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 detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I am looking to acquire a repression house in Padstow and the vendor require completion within 28 days. Do conveyancing practitioners meet that timeframe? Am I best advised to instruct a local Padstow firm or an online conveyancer that professes to complete quickly?

Attend your Padstow high street. Pop in to two or three solicitor’s offices and request to talk to a conveyancing solicitor for a quote. Set out your situation and seek assurances on time frames. Choose the firm that appears most trustworthy. You need to select a lawyer on the panel of property lawyers who can act for your lender.