Fixed-fee leasehold conveyancing in Bradley Stoke:

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Frequently asked questions relating to Bradley Stoke leasehold conveyancing

I am in need of some leasehold conveyancing in Bradley Stoke. Before I get started I would like to find out the unexpired term of the lease.

If the lease is registered - and almost all are in Bradley Stoke - 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.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Bradley Stoke. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

Most houses in Bradley Stoke are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can assist with the conveyancing process. it is apparent that you are purchasing in Bradley Stoke so you should seriously consider shopping around for a Bradley Stoke conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your conveyancer should appraise you on the various issues.

What are your top tips when it comes to appointing a Bradley Stoke conveyancing practice to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Bradley Stoke conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Bradley Stoke conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions might be useful:

  • How familiar is the practice with lease extension legislation?
  • Can they put you in touch with client in Bradley Stoke who can give a testimonial?

  • Do you have any advice for leasehold conveyancing in Bradley Stoke from the point of view of speeding up the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Bradley Stoke can be avoided where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ representatives.
    • Many landlords or managing agents in Bradley Stoke levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Bradley Stoke.
  • If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Bradley Stoke state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such alterations. If you fail to have the paperwork to hand do not communicate with the landlord without contacting your lawyer before hand.
  • Some Bradley Stoke leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any 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 any disputes with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge 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 particulars of the dispute to the buyers, but it is better to present the dispute as over rather than unresolved.

  • If all goes to plan we aim to complete the disposal of our £125000 maisonette in Bradley Stoke in just under a week. The landlords agents has quoted £408 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Bradley Stoke?

    Bradley Stoke conveyancing on leasehold maisonettes normally requires the purchaser’s lawyer sending questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be content to assist. They may charge a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some cases it is in excess of £800. The management information fee invoiced by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, without which the invoice is technically not due. In reality one has no choice but to pay whatever is requested of you if you want to complete the sale of your home.

    I own a split level flat in Bradley Stoke, conveyancing was carried out in 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Bradley Stoke with over 90 years remaining are worth £210,000. The ground rent is £65 levied per year. The lease runs out on 21st October 2073

    With 52 years left to run we estimate the price of your lease extension to span between £33,300 and £38,400 plus legals.

    The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

    Other Topics

    Lease Extensions in Bradley Stoke