Having had my offer accepted I require leasehold conveyancing in Boldon. Before I get started I require certainty as to the number of years remaining on the lease.

If the lease is registered - and almost all are in Boldon - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title.For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Looking forward to sign contracts shortly on a garden flat in Boldon. 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?

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

• How long the lease is You should be advised as what happens when the lease ends, and aware of the importance of the 80 year mark

Does the lease prohibit wood flooring?

Are pets allowed in the flat?

Does the lease prevent you from letting out the flat, or working from home

An explanation as to the provision in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder has

Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?

Responsibility for repairing the window frames For a comprehensive list of information to be included in your report on your leasehold property in Boldon please enquire of your conveyancer in advance of your conveyancing in Boldon

I am a negotiator for a reputable estate agency in Boldon where we have witnessed a number of leasehold sales derailed as a result of short leases. I have been given inconsistent advice from local Boldon conveyancing firms. Can you confirm whether the seller of a flat can start the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Can you offer any advice when it comes to finding a Boldon conveyancing firm to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Boldon conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Boldon conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions might be helpful:

• What volume of lease extensions have they carried out in Boldon in the last twenty four months?

Can they put you in touch with client in Boldon who can give a testimonial?

All being well we will complete our sale of a £200000 garden flat in Boldon in nine days. The freeholder has quoted £324 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Boldon?

Boldon conveyancing on leasehold flats ordinarily results in fees being invoiced by managing agents :

• Completing conveyancing due diligence questions
• Where consent is required before sale in Boldon
• Copies of the building insurance and schedule
• 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 Boldon leasehold premises is £350. For Boldon 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 answers.

Boldon Leasehold Conveyancing - Examples of Questions you should ask before buying

Generally speaking the outlay for major works are not included within service charges, albeit that a few managing agents in Boldon require leasehold owners to pay into a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance. Does the lease include onerous restrictions? The prefered form of lease structure is a share of the freehold. In this scenario the lessees have control and although a managing agent is frequently retained where it is larger than a house conversion, the managing agent is directed by the tenants.

Other Topics

Lease Extensions in Boldon