Fixed-fee leasehold conveyancing in Caddington:

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Caddington leasehold conveyancing Example Support Desk Enquiries

There are only Fifty years left on my flat in Caddington. I now want to get lease extension but my landlord is can not be found. What are my options?

On the basis that 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 lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to find the landlord. In some cases a specialist may be helpful to carry out a search and to produce an expert document to be used as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Caddington.

I have just appointed agents to market my 2 bed flat in Caddington.Conveyancing has not commenced but I have just had a quarterly maintenance charge demand – Do I pay up?

It best that you clear the invoice as normal because all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

What are your top tips when it comes to finding a Caddington conveyancing firm to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Caddington conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Caddington conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions might be helpful:

  • If the firm is not ALEP accredited then why not?
  • What volume of lease extensions have they completed in Caddington in the last twenty four months?

  • Can you provide any advice for leasehold conveyancing in Caddington from the point of view of expediting the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Caddington can be reduced where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the buyers representatives.
    • If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Caddington state that internal structural changes or installing wooden flooring calls for a licence from the Landlord consenting to such alterations. Where you fail to have the consents in place do not communicate with the landlord without checking with your lawyer in the first instance.
  • A minority of Caddington leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to 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 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 actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.
  • If you have had conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may need to swallow your pride and pay any arrears of service charge or resolve 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 details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to unsettled.
  • If you hold a share in a the Management Company, you should ensure that you are holding the original share certificate. Arranging a new share certificate is often a time consuming formality and slows down many a Caddington conveyancing transaction. If a duplicate share is necessary, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity.

  • We expect to complete the disposal of our £400000 flat in Caddington in just under a week. The managing agents has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Caddington?

    Caddington conveyancing on leasehold maisonettes normally necessitates administration charges invoiced by management companies :

    • Completing conveyancing due diligence enquiries
    • Where consent is required before sale in Caddington
    • 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 Caddington leasehold premises is £350. For Caddington 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 the information.

    I inherited a basement flat in Caddington, conveyancing was carried out 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Caddington with a long lease are worth £188,000. The average or mid-range amount of ground rent is £60 yearly. The lease ceases on 21st October 2095

    You have 71 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 plus costs.

    The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

    Other Topics

    Lease Extensions in Caddington