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Sample questions relating to Bromyard leasehold conveyancing

My husband and I may need to rent out our Bromyard 1st floor flat temporarily due to taking a sabbatical. We instructed a Bromyard conveyancing practice in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?

A small minority of properties in Bromyard do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates 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 consent.

Having checked my lease I have discovered that there are only Seventy years unexpired on my lease in Bromyard. I now want to extend my lease but my landlord is absent. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to find the lessor. In some cases a specialist should be useful to conduct investigations and to produce an expert document to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Bromyard.

Expecting to exchange soon on a studio apartment in Bromyard. Conveyancing lawyers assured me that they will have a report out to me within the next couple of days. What should I be looking out for?

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

  • The unexpired lease term You should be advised as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years
  • Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, freeholder
  • The total extent of the property. This will be the property itself but might incorporate a roof space or basement if applicable.
  • Ground rent - how much and when you need to pay, and also know whether this is subject to change
  • You should have a good understanding of the insurance provisions
  • The landlord’s rights to access the flat you be made aware that your landlord has rights of access and I know how much notice s/he must provide.
  • What options are open to you if a neighbour breach a clause of their lease? For details of the information to be included in your report on your leasehold property in Bromyard please enquire of your lawyer in ahead of your conveyancing in Bromyard

    • Back In 2006, I bought a leasehold house in Bromyard. Conveyancing and The Royal Bank of Scotland mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Bromyard who acted for me is not around.What should I do?

    First contact the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Bromyard conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

    I am looking at a couple of flats in Bromyard which have in the region of forty five years remaining on the leases. Should I regard a short lease as a deal breaker?

    A lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease shortens the marketability of the lease deteriorate and it becomes more costly to acquire a lease extension. For this reason it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease because mortgage companies may be reluctant to lend money on properties of this type. Lease extension can be a difficult process. We advise that you get professional assistance from a solicitor and surveyor with experience in this field

    Leasehold Conveyancing in Bromyard - Examples of Questions you should consider Prior to buying

      In the main the outlay for major works tend not to be built into the service charges, albeit that there some managing agents in Bromyard ask leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. Many Bromyard leasehold flats will incur a service charge for the upkeep of the building invoiced by the freeholder. If you purchase the property you will have to meet this contribution, normally quarterly accross the year. This may be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a rentcharge to be met yearly, ordinarily this is not a exorbitant figure, say around £50-£100 but you need to check as sometimes it can be many hundreds of pounds. How is the lease structured?

    Other Topics

    Lease Extensions in Bromyard