I wish to rent out my leasehold flat in Adamsdown. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your last Adamsdown conveyancing lawyer is no longer available you can review your lease to see if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to obtain consent via your landlord or some other party before subletting. The net result is that you cannot sublet without prior permission. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

Having checked my lease I have discovered that there are only Fifty years unexpired on my lease in Adamsdown. I now want to extend my lease but my freeholder is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the lessor. On the whole an enquiry agent would be useful to try and locate and prepare a report to be used as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Adamsdown.

Planning to complete next month on a ground floor flat in Adamsdown. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?

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

• You should receive a copy of the lease

Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, landlord

Will you be prohibited or prevented from having pets in the property?

You need to be told what constitutes a Nuisance in the lease

Whether your lease has a provision for a sinking fund?

You should have a good understanding of the insurance provisions

What the implications are if you breach a clause of your lease? For details of the information to be included in your report on your leasehold property in Adamsdown please ask your lawyer in advance of your conveyancing in Adamsdown

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 subsequently discovered that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Adamsdown. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Adamsdown ?

The majority of houses in Adamsdown are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. it is apparent that you are purchasing in Adamsdown so you should seriously consider shopping around for a Adamsdown conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.

If all goes to plan we aim to complete our sale of a £150000 flat in Adamsdown in 8 days. The landlords agents has quoted £348 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Adamsdown?

Adamsdown conveyancing on leasehold apartments nine out of ten times results in administration charges invoiced by managing agents :

• Addressing pre-exchange questions
• Where consent is required before sale in Adamsdown
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Adamsdown leasehold property is £350. For Adamsdown conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

Leasehold Conveyancing in Adamsdown - Examples of Questions you should consider before buying

You should want to discover as much as possible regarding the company managing the block as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the upkeep of the common parts. You should not be afraid to ask other people what they think of their service. Finally, investigate as to the dates that you are obliged pay the service charge to the appropriate party and specifically what it includes. What is the name of the managing agents? Be sure to enquire if there are any onerous restrictions in the lease. By way of example it is fairly common in Adamsdown leases that pets are not permitted in in a block in Adamsdown. If you like the apartmentin Adamsdown but your dog can’t move with you then you will be faced difficult choice.

Other Topics

Lease Extensions in Adamsdown