Leasehold Conveyancing in Beaconsfield - Get a Quote from the leasehold experts approved by your lender

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When it comes to leasehold conveyancing in Beaconsfield, you will need to appoint a conveyancing solicitor with leasehold experience. Whether your mortgage company is to be Santander, RBS or NatWest make sure you find a lawyer on their approved list. Find a Beaconsfield conveyancing lawyer with our search tool

Examples of recent questions relating to leasehold conveyancing in Beaconsfield

I am intending to rent out my leasehold flat in Beaconsfield. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

The lease dictates relations between the freeholder and you the flat owner; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Beaconsfield do not contain subletting altogether – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I’m about to sell my 2 bed apartment in Beaconsfield.Conveyancing lawyers have not yet been instructed but I have just had a yearly service charge demand – what should I do?

It best that you discharge the service charge as normal because all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I own a leasehold flat in Beaconsfield. Conveyancing and TSB mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Beaconsfield who acted for me is not around.What should I do?

First contact the Land Registry to be sure that this person is in fact the new freeholder. There is no need to instruct a Beaconsfield conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

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

If you are instructing a conveyancer for lease extension works (regardless if they are a Beaconsfield conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Beaconsfield conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions could be helpful:

  • Can they put you in touch with client in Beaconsfield who can give a testimonial?
  • What are the costs for lease extension work?

    • Do you have any advice for leasehold conveyancing in Beaconsfield from the perspective of saving time on the sale process?

    • A significant proportion of the delay in leasehold conveyancing in Beaconsfield can be bypassed where you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the purchasers’ solicitors.
    • Many freeholders or Management Companies in Beaconsfield levy fees for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Beaconsfield.
  • If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Beaconsfield state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord approving such alterations. If you fail to have the paperwork in place do not communicate with the landlord without checking with your lawyer first.
  • A minority of Beaconsfield leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents 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 freeholder or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may need to swallow your pride and pay any arrears of service charge or settle 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 details of the dispute to the buyers, but it is better to present the dispute as over as opposed to ongoing.

    • Leasehold Conveyancing in Beaconsfield - Sample of Questions you should consider before buying

      It would be wise to enquire if there are any onerous prohibitions in the lease. For example some leases prohibit pets being permitted in in a block in Beaconsfield. If you like the flatin Beaconsfield yet your cat is not allowed to live with you then you will be faced hard compromise. The best form of lease structure is if the freehold title is in the ownership of the leaseholders. In this situation the lessees have control and although a managing agent is frequently retained if it is larger than a house conversion, the managing agent is directed by the tenants. The answer will be important as a) areas can cause problems in the block as the communal areas may begin to deteriorate where repairs are not paid for b) if the tenants have an issue with the managing agents you will want to have full disclosure

    Other Topics

    Lease Extensions in Beaconsfield