Fixed-fee leasehold conveyancing in Boxmoor:

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Questions and Answers: Boxmoor leasehold conveyancing

I am in need of some leasehold conveyancing in Boxmoor. Before diving in I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and almost all are in Boxmoor - 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.

Jane (my partner) and I may need to sub-let our Boxmoor ground floor flat temporarily due to taking a sabbatical. We used a Boxmoor conveyancing firm in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your previous Boxmoor conveyancing solicitor is not available you can check your lease to check if it allows you to sublet the premises. The rule is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to obtain consent from your landlord or some other party before subletting. This means that you cannot sublet without prior permission. Such consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

I am hoping to exchange soon on a leasehold property in Boxmoor. Conveyancing solicitors assured me that they report fully on Monday. Are there areas in the report that I should be focusing on?

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

  • The unexpired lease term You should be advised as what happens when the lease ends, and aware of the importance of the 80 year mark
  • The physical extent of the premises. This will be the apartment itself but could also incorporate a loft or basement if appropriate.
  • Are pets allowed in the flat?
  • Whether the lease restricts you from subletting the flat, or having a home office for business
  • 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
  • You should have a good understanding of the insurance provisions
  • I don't know whether the lease allows me to alter or improve anything in the flat - you should know whether it applies to all alterations or just structural alteration, and whether consent is required For details of the information to be included in your report on your leasehold property in Boxmoor please enquire of your conveyancer in ahead of your conveyancing in Boxmoor

    • I am looking at a couple of maisonettes in Boxmoor which have about fifty years left on the lease term. Do I need to be concerned?

    There are plenty of short leases in Boxmoor. The lease is a right to use the property for a period of time. As a lease gets shorter the saleability of the lease deteriorate and results in it becoming more expensive to extend the lease. This is why it is often a good idea to extend the lease term. It is often difficult to sell a property with a short lease as mortgage lenders may be unwilling to lend money on such properties. Lease extension can be a difficult process. We recommend you get professional help from a conveyancer and surveyor with experience in this field

    Do you have any advice for leasehold conveyancing in Boxmoor from the perspective of speeding up the sale process?

    • Much of the delay in leasehold conveyancing in Boxmoor can be avoided if you appoint lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ conveyancers.
    • The majority landlords or Management Companies in Boxmoor levy fees for supplying management packs for a leasehold homes. You or your lawyers should discover the actual amount of the charges. The management pack sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Boxmoor.
  • If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Boxmoor leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence from the Landlord approving such alterations. Where you dont have the paperwork in place you should not contact the landlord without checking with your conveyancer first.
  • A minority of Boxmoor leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand 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 solicitors.
  • If you have had any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be nervous about purchasing a property where a dispute is unresolved. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as historic rather than unsettled.

    • Leasehold Conveyancing in Boxmoor - Examples of Questions you should ask before Purchasing

      It is important to be aware whether redecorating or some other significant cost is pending that will be shared between the leasehold owners and may well dramatically impact the level of the service charges or result in a specific payment. Is there a share of the freehold? Does the lease contain onerous restrictions?

    Other Topics

    Lease Extensions in Boxmoor