Fixed-fee leasehold conveyancing in Aberbargoed:

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When it comes to leasehold conveyancing in Aberbargoed, you will need to instruct a conveyancing lawyer with leasehold experience. Whether your lender is to be Lloyds, RBS or NatWest make sure you find a lawyer on their approved list. Feel free to use our search tool

Frequently asked questions relating to Aberbargoed leasehold conveyancing

I am in need of some leasehold conveyancing in Aberbargoed. Before I set the wheels in motion I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Aberbargoed - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title.For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Helen (my wife) and I may need to rent out our Aberbargoed garden flat temporarily due to a new job. We used a Aberbargoed conveyancing practice in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Your lease governs the relationship between the freeholder and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Aberbargoed do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I am tempted by the attractive purchase price for a couple of apartments in Aberbargoed both have in the region of 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Aberbargoed. The lease is a legal document that entitles you to use the property for a prescribed time frame. As a lease shortens the saleability of the lease decreases and results in it becoming more expensive to acquire a lease extension. This is why it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a difficult process. We recommend you get professional help from a solicitor and surveyor with experience in this field

What are your top tips when it comes to finding a Aberbargoed conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Aberbargoed conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Aberbargoed conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions might be of use:

  • How many lease extensions has the firm completed in Aberbargoed in the last twenty four months?
  • Can they put you in touch with client in Aberbargoed who can give a testimonial?

    • Do you have any advice for leasehold conveyancing in Aberbargoed with the intention of expediting the sale process?

    • A significant proportion of the delay in leasehold conveyancing in Aberbargoed can be bypassed if you instruct lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers representatives.
    • Many landlords or managing agents in Aberbargoed charge for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Aberbargoed.
  • In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Aberbargoed state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. If you fail to have the consents to hand you should not contact the landlord without contacting your solicitor in advance.
  • A minority of Aberbargoed leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying 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 service charge figures so that they can pass this information on to the buyers or their solicitors.
  • If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Organising a replacement share certificate can be a lengthy process and delays many a Aberbargoed conveyancing deal. If a duplicate share is needed, you should approach the company officers or managing agents (if relevant) for this as soon as possible.

    • I inherited a leasehold flat in Aberbargoed, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Aberbargoed with over 90 years remaining are worth £181,000. The ground rent is £45 per annum. The lease runs out on 21st October 2091

    With just 66 years unexpired the likely cost is going to range between £14,300 and £16,400 as well as legals.

    The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

    Other Topics

    Lease Extensions in Aberbargoed