The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Ulceby 4 years ago have long since closed. What do I do?

As long as you have a registered title the information relating to your proprietorship will be documented by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, find your property and get current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.

I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Ulceby I like with open areas and railway links in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Ulceby for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage that many years will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

Should I be suspicious by estate agents that I am dealing with are recommending a national conveyancing firm rather than a local Ulceby conveyancing firm?

As is the case with lots of service providers, often input from relatives can be very helpful. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest lawyers to choose. On occasion the conveyancers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You are at liberty to appoint your preferred lawyer. You need to be aware that some banks specify a panel list of lawyers you have to use for the lender related work in your house move.

My father has suggested that I use his conveyancing solicitors in Ulceby. Should I choose my own property lawyer?

There are no two ways about it the best way to select a conveyancing solicitor is to get guidance from friends or relatives who have used the solicitor you're considering.

My brother purchased his flat in Ulceby 9 years ago. He has got wed, divorced and in recent months got remarried. He now wants to dispose of the Ulceby property. I believe he will simply be asked to supply copies of his marriage certificates to the solicitor but he is worried it will delay the conveyancing. Should he instruct a conveyancing practitioner to update the Land Registry documents for the house?

The is no need to update the register providing you have the evidence required to show how the change of name has come about.

Any buyer’s conveyancing practitioner should review the title entries and require evidence by way of proof of the name change for instance marriage documentation.