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

You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your mortgage company or they could be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Rugby relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.

What is your number one tip for finding a conveyancing solicitor in Rugby

We would encourage you not to base your choice on the lowest Rugby conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

Is there a list of Bank of Ireland panel conveyancers in Rugby on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lending institutions make their panel listings visible on the web. Where you are looking for a Rugby conveyancing practitioner on the Bank of Ireland please use our facility.

We were going to get a OIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Rugby solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Rugby solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.

Should our conveyancer be making enquiries about flooding as part of the conveyancing in Rugby.

Flooding is a growing risk for lawyers dealing with homes in Rugby. There are those who buy a property in Rugby, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Rugby. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to discover if the premises has historically flooded. In the event that the residence has been flooded in past which is not disclosed by the seller, then a purchaser could commence a claim for damages stemming from an incorrect response. The buyer’s conveyancers should also carry out an environmental search. This will indicate if there is any known flood risk. If so, further investigations will need to be conducted.

My company is hoping to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering no-move-no charges for commercial conveyancing in Rugby for less than 1500k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Rugby, including the sale and acquisition of businesses as well as simply premises. If you are intending to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will find you the right solicitor. As for the costs this will depend on the structure and complexity of the proposed transaction. Let us have your contact information or call us so that we can supply you with comprehensive commercial conveyancing calculation.

I am employed by a reputable estate agent office in Rugby where we have experienced a few flat sales derailed as a result of short leases. I have received inconsistent advice from local Rugby conveyancing firms. Can you clarify whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a basement flat in Rugby, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Rugby with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2102

With only 77 years left to run the likely cost is going to be between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" 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 detailed 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 considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.