Harry (my fiance) and I may need to rent out our Beckermet basement flat temporarily due to taking a sabbatical. We used a Beckermet conveyancing firm in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Beckermet do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold 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.

Expecting to sign contracts shortly on a studio apartment in Beckermet. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

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

• The total extent of the demise. This will be the apartment itself but might incorporate a loft or cellar if appropriate.

I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Beckermet. Conveyancing advisers have are about to be appointed. Will they explain the issues?

The majority of houses in Beckermet are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Beckermet so you should seriously consider looking for a Beckermet conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will appraise you on the various issues.

I am attracted to a two maisonettes in Beckermet which have in the region of 50 years left on the lease term. should I be concerned?

A lease is a right to use the property for a period of time. As a lease gets shorter the marketability of the lease deteriorate and it becomes more expensive to extend the lease. This is why it is generally wise to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this area

What makes a Beckermet lease unacceptable for security purposes?

Leasehold conveyancing in Beckermet is not unique. Most leases are unique and drafting errors can sometimes mean that certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

• A provision to repair to or maintain parts of the building
• Insurance obligations
• A provision for the recovery of money spent for the benefit of another party.
• Service charge per centages that don't add up correctly leaving a shortfall

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, The Royal Bank of Scotland, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.

Leasehold Conveyancing in Beckermet - Examples of Queries Prior to buying

You should want to find out as much as possible about the managing agents as they will either make your living at the property much easier or problematic. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to every day issues like the upkeep of the communal areas. Ask other people if they are happy with their service. On a final note, find out the dates that the service fees are due to the managing agents and specifically what it includes. Who manages the block? How much is the service charge and ground rent on the apartment?

Other Topics

Lease Extensions in Beckermet