Guaranteed fixed fees for Leasehold Conveyancing in Ambleside

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Ambleside leasehold conveyancing: Q and A’s

I only have Fifty years remaining on my flat in Ambleside. I now want to extend my lease but my freeholder is absent. 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 enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the freeholder. In some cases a specialist should be helpful to try and locate and prepare an expert document which can be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Ambleside.

Looking forward to exchange soon on a leasehold property in Ambleside. Conveyancing solicitors inform me that they will have a report out to me on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Ambleside should include some of the following:

  • You should receive a copy of the lease
  • Setting out your rights in respect of common areas in the block.For example, does the lease permit a right of way over a path or staircase?
  • Does the lease prohibit wood flooring?
  • Whether your lease has a provision for a reserve fund?
  • The landlord’s rights to access the flat you be made aware that your landlord has rights of access and I know how much notice s/he must provide.
  • 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
  • What you can do if a neighbour is in violation of a provision in their lease? For details of the information to be contained in your report on your leasehold property in Ambleside please enquire of your solicitor in advance of your conveyancing in Ambleside

    • My wife and I purchased a leasehold flat in Ambleside. Conveyancing and TSB mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Ambleside who previously acted has long since retired.Any advice?

    First make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Ambleside conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

    Can you provide any top tips for leasehold conveyancing in Ambleside with the intention of saving time on the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Ambleside can be reduced if you appoint lawyers as soon as you market your property and ask them to collate the leasehold information needed by the buyers lawyers.
    • The majority landlords or Management Companies in Ambleside charge for supplying management packs for a leasehold homes. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Ambleside.
  • Some Ambleside leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly 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 purchasers or their lawyers.
  • If you have had conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than unresolved.
  • If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Obtaining a duplicate share certificate can be a time consuming process and frustrates many a Ambleside home move. Where a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (if relevant) for this as soon as possible.

    • All being well we will complete the disposal of our £150000 flat in Ambleside next week. The freeholder has quoted £348 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Ambleside?

    Ambleside conveyancing on leasehold maisonettes more often than not requires the purchaser’s conveyancer submitting questions for the landlord to address. Although the landlord is not legally bound to respond to these enquiries most will be willing to do so. They are entitled invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The management information fee levied by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, without which the invoice is not strictly payable. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to complete the sale of your home.

    Leasehold Conveyancing in Ambleside - Sample of Queries Prior to buying

      What is the yearly service fee and ground rent? In the main the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Ambleside require leaseholders to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. Please tell me if there are any major works on the horizon that will increase the service costs?

    Other Topics

    Lease Extensions in Ambleside