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

You need not be too concerned. First the deeds may be retained by your mortgage company or they could be archived with the solicitor who oversaw the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Wolverhampton relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

This question may be naive but I am unseasoned as FTB of a two bedroom flat in Wolverhampton. Do I collect the keys to the property on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Wolverhampton?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and once they have received this, you should be invited to receive the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.

When it comes to lenders such as Nationwide, do Wolverhampton conveyancers have to pay a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

My partner and I have arranged the release of further monies on our home loan from Kent Reliance as we wish to conduct alterations to our house in Wolverhampton. Are we obliged to select a high street Wolverhampton solicitor on the Kent Reliance conveyancing panel to handle the legals?

Kent Reliance don't usually appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.

How does conveyancing in Wolverhampton differ for newly converted properties?

Most buyers of new build property in Wolverhampton approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Wolverhampton typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wolverhampton or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Wolverhampton is where the house is located. Can you shed any light on this issue?

Flying freeholds in Wolverhampton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wolverhampton you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wolverhampton may decide 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 am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it more attractive. I have since been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Wolverhampton. Conveyancing advisers have are about to be instructed. Will they explain the issues?

Most houses in Wolverhampton are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Wolverhampton so you should seriously consider looking for a Wolverhampton conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to carry out alterations. You may also be required to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your conveyancer should appraise you on the various issues.

Wolverhampton Leasehold Conveyancing - A selection of Queries before Purchasing

You should be aware that where the lease has fewer than 80 years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you would need to own the property for 24 months in order to be eligible to extend the lease. How is the lease structured? Generally speaking the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Wolverhampton require leaseholders to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance.