I am on look out for some leasehold conveyancing in Capel Curig. 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 Capel Curig - then the leasehold title will always include the short particulars 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.

Expecting to complete next month on a leasehold property in Capel Curig. Conveyancing lawyers inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

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

• Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, landlord

The total extent of the premises. This will be the property itself but may include a loft or basement if appropriate.

Defining your rights in relation to common areas in the block.For instance, does the lease grant a right of way over a path or staircase?

Does the lease require carpeting throughout thus preventing wood flooring?

Repair and maintenance of the flat

The landlord’s obligations to repair and maintain the building. It is important that you know who is responsible for the repair and maintenance of every part of the building

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

I am a negotiator for a long established estate agency in Capel Curig where we have experienced a few flat sales derailed as a result of leases having less than 80 years remaining. I have received conflicting advice from local Capel Curig conveyancing solicitors. Can you clarify whether the seller of a flat can commence the lease extension process for the buyer?

Provided that 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. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

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 buyer.

What advice can you give us when it comes to choosing a Capel Curig conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Capel Curig conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Capel Curig conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions might be useful:

• If the firm is not ALEP accredited then why not?

What volume of lease extensions has the firm completed in Capel Curig in the last twenty four months?

If all goes to plan we aim to complete our sale of a £150000 maisonette in Capel Curig next Thursday . The managing agents has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Capel Curig?

Capel Curig conveyancing on leasehold maisonettes usually necessitates administration charges levied by managing agents :

• Addressing pre-contract questions
• Where consent is required before sale in Capel Curig
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Capel Curig leasehold premises is £350. For Capel Curig 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 supply the information.

Leasehold Conveyancing in Capel Curig - Examples of Queries before Purchasing

Who are the managing agents? If a Capel Curig lease has less than 80 years it will impact the marketability of the flat. It is worth checking with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of what this will be. For most Capel Curiglease extensions you would need to own the property for two years in order to be legally able to exercise a lease extension. Is anyone aware of any major works anticipated that will likely increase the maintenance fees?

Other Topics

Lease Extensions in Capel Curig