It is 10 years ago since I purchased my house in Temple Mills. Conveyancing solicitors have just been appointed on the sale but I can't locate my title documents. Will this cause complications?

You need not be too concerned. First there is a chance that the deeds will be retained by your mortgage company or they could be in the possession of the lawyers who acted in your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Temple Mills involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.

I am aiming to move home in January. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Temple Mills. Conveyancing solicitor was organised prior to coming across this website.

On the day of completion you will need to pick up the keys from your property agent however this can only occur once the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to tell the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in locating a residential property solicitor in Temple Mills or a legal practice with expertise in conveyancing in Temple Mills.

Please help - my lawyer says that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Temple Mills?

The appropriate level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Virgin Money. Conveyancing practitioners as opposed to borrowers take out such policies.

I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Temple Mills solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

I'm buying a new build house in Temple Mills benefiting from help to buy. The developers would not move on the amount so I negotiated 6k of extras instead. The sale representative advised me not inform my solicitor about the deal as it would put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Temple Mills is where the house is located. Is there any guidance you can impart?

Flying freeholds in Temple Mills are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Temple Mills you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Temple Mills may ascertain 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 am tempted by the attractive purchase price for a two maisonettes in Temple Mills which have in the region of fifty years left on the leases. Do I need to be concerned?

There are plenty of short leases in Temple Mills. The lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the value of the lease decreases and it becomes more expensive to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a difficult process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this arena.

I inherited a ground floor flat in Temple Mills, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Temple Mills with a long lease are worth £227,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2096

You have 72 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as 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 a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.