Having checked my lease I have discovered that there are only 68 years left on my flat in Bishops Cleeve. I am keen to get lease extension but my landlord is absent. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have made all reasonable attempts to locate the freeholder. For most situations a specialist would be useful to try and locate and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Bishops Cleeve.

I am tempted by the attractive purchase price for a couple of flats in Bishops Cleeve which have about fifty years left on the lease term. Do I need to be concerned?

There are plenty of short leases in Bishops Cleeve. The lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the marketability of the lease decreases and results in it becoming more costly to extend the lease. For this reason it is generally wise to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease extension can be a difficult process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this arena

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

When appointing a conveyancer for your lease extension (regardless if they are a Bishops Cleeve conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Bishops Cleeve 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 of use:

• What volume of lease extensions have they conducted in Bishops Cleeve in the last 12 months?
• Can they put you in touch with client in Bishops Cleeve who can give a testimonial?

We expect to complete the sale of our £ 375000 garden flat in Bishops Cleeve on Wednesday in a week. The managing agents has quoted £<Macro 'feeRangeWithVAT'> for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Bishops Cleeve?

Bishops Cleeve conveyancing on leasehold maisonettes normally necessitates the purchaser’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address these enquiries most will be content to assist. They are at liberty levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some cases it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, otherwise the charge is technically not due. In reality one has no option but to pay whatever is requested of you if you want to complete the sale of your home.

Are there frequently found problems that you encounter in leases for Bishops Cleeve properties?

Leasehold conveyancing in Bishops Cleeve is not unique. Most leases is drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

• A provision to repair to or maintain elements of the premises
• A duty to insure the building
• 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. Yorkshire Building Society, Skipton Building Society, and Nottingham Building Society 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 defective they may refuse to provide security, forcing the buyer to pull out.

Leasehold Conveyancing in Bishops Cleeve - Examples of Queries Prior to Purchasing

Plenty Bishops Cleeve leasehold properties will have a service charge for the upkeep of the building set by the landlord. Should you buy the property you will have to pay this charge, normally in instalments during the year. This could be anything from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, this is usually not a significant figure, say around £25-£75 but you should to check as occasionally it could be surprisingly expensive. Generally speaking the outlay for major works tend not to be wrapped into the service charges, albeit that some managing agents in Bishops Cleeve ask tenants to contribute towards a reserve fund created for the specific intention of establishing a fund for major works.