I am in need of some leasehold conveyancing in Cemaes Bay. Before I set the wheels in motion I want to be sure as to the remaining lease term.

Assuming the lease is registered - and almost all are in Cemaes Bay - 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.

Having checked my lease I have discovered that there are only Seventy years unexpired on my lease in Cemaes Bay. I now want to extend my lease but my freeholder is absent. What are my options?

On the basis that you qualify, 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 enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to find the freeholder. In some cases a specialist would be helpful to conduct investigations and prepare a report which can be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court covering Cemaes Bay.

Estate agents have just been given the go-ahead to market my 2 bed flat in Cemaes Bay.Conveyancing lawyers have not yet been instructed but I have just had a half-yearly service charge demand – Do I pay up?

It best that you discharge the service charge 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 unless 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. This will smooth the conveyancing process.

I today plan to offer on a house that seems to be perfect, at a great figure which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Cemaes Bay. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

The majority of houses in Cemaes Bay are freehold rather than 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 clear that you are buying in Cemaes Bay in which case you should be looking for a Cemaes Bay conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder 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 alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer should advise you fully on all the issues.

My wife and I purchased a leasehold flat in Cemaes Bay. Conveyancing and Britannia mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Cemaes Bay who previously acted has now retired.Any advice?

First contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Cemaes Bay conveyancing practitioner to do this as it can be done on-line for £3. 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.

Cemaes Bay Leasehold Conveyancing - Sample of Queries Prior to buying

Does the lease contain onerous restrictions? Its a good idea to find out as much as you can regarding the managing agents as they can either make your life much simpler or much more difficult. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to practical issues like the cleanliness of the communal areas. Enquire of other tenants what they think of their management. In conclusion, find out the dates that the maintenance fees are due to the managing agents and precisely how they are spending the funds. The answer will be important as a) areas can cause problems in the block as the communal areas may start to deteriorate where services remain unpaid b) if the leasehold owners have a dispute with the running of the building you will want to have complete disclosure

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Lease Extensions in Cemaes Bay