Guaranteed fixed fees for Leasehold Conveyancing in Aberbargoed

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When it comes to leasehold conveyancing in Aberbargoed, you will need to appoint a conveyancing practitioner with leasehold experience. Whether your lender is to be Santander, RBS or Bradford & Bingley make sure you choose a lawyer on their panel. Feel free to use our search tool

Examples of recent questions relating to leasehold conveyancing in Aberbargoed

I wish to let out my leasehold apartment in Aberbargoed. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Some leases for properties in Aberbargoed do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am hoping to exchange soon on a basement flat in Aberbargoed. Conveyancing solicitors assured me that they report fully within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Aberbargoed should include some of the following:

  • The length of the lease term You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark
  • Does the lease prohibit wood flooring?
  • An explanation as to the provision in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder has
  • Changes to the flat (alterations and additions)
  • I don't know whether the lease allows me to alter or improve anything in the flat - you should know whether it applies to all alterations or just structural alteration, and whether consent is required
  • The landlord’s obligations to repair and maintain the building. It is important that you know who is responsible for the repair and maintenance of every part of the building
  • Responsibility for repairing the window frames For details of the information to be included in your report on your leasehold property in Aberbargoed please ask your solicitor in ahead of your conveyancing in Aberbargoed

    • I own a leasehold house in Aberbargoed. Conveyancing and Godiva Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Aberbargoed who acted for me is not around.What should I do?

    First contact HMLR to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Aberbargoed conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

    I am a negotiator for a long established estate agency in Aberbargoed where we have experienced a number of flat sales derailed due to short leases. I have been given inconsistent advice from local Aberbargoed conveyancing firms. Please can you clarify whether the vendor of a flat can commence the lease extension process for the buyer?

    Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

    An alternative approach is to agree the lease extension with the freeholder 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.

    Can you provide any advice for leasehold conveyancing in Aberbargoed from the point of view of saving time on the sale process?

    • Much of the delay in leasehold conveyancing in Aberbargoed can be bypassed where you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers conveyancers.
    • If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Aberbargoed leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord approving such changes. Should you fail to have the approvals to hand you should not communicate with the landlord without contacting your solicitor in the first instance.
  • A minority of Aberbargoed leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.
  • If there is a history of conflict with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to unresolved.
  • If you hold a share in a the Management Company, you should make sure that you are holding the original share document. Obtaining a duplicate share certificate is often a time consuming formality and delays many a Aberbargoed home move. If a new share certificate is required, you should approach the company director and secretary or managing agents (if relevant) for this at the earliest opportunity.

    • Aberbargoed Leasehold Conveyancing - Examples of Questions you should consider before buying

      Who are the managing agents? How much is the ground rent and service charge? It is important to be aware whether changing the roof or some other major work is due in the near future that will be shared between the tenants and will materially increase the the service charges or necessitate a one off payment.

    Other Topics

    Lease Extensions in Aberbargoed