Fixed-fee leasehold conveyancing in Cheetham Hill:

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Questions and Answers: Cheetham Hill leasehold conveyancing

I am in need of some leasehold conveyancing in Cheetham Hill. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is registered - and most are in Cheetham Hill - 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 have just appointed agents to market my garden flat in Cheetham Hill.Conveyancing has not commenced but I have just received a quarterly service charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should 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 managing agents 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. Having a clear account will assist your cause and will leave you no worse off financially.

I today plan to offer on a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have just found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Cheetham Hill. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Cheetham Hill ?

Most houses in Cheetham Hill are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area can assist with the conveyancing process. It is clear that you are buying in Cheetham Hill in which case you should be shopping around for a Cheetham Hill conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your lawyer will report to you on the legal implications.

I've recently bought a leasehold property in Cheetham Hill. Do I have any liability for service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Do you have any top tips for leasehold conveyancing in Cheetham Hill from the perspective of expediting the sale process?

  • Much of the delay in leasehold conveyancing in Cheetham Hill can be avoided where you get in touch lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ lawyers.
  • The majority freeholders or managing agents in Cheetham Hill levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack 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 usual cause of frustration in leasehold conveyancing in Cheetham Hill.
  • If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you installed wooden flooring? Most leases in Cheetham Hill state that internal structural changes or laying down wooden flooring require a licence from the Landlord approving such changes. If you fail to have the consents to hand do not communicate with the landlord without contacting your lawyer in the first instance.
  • If you are supposed to have a share in the Management Company, you should make sure that you hold the original share document. Obtaining a re-issued share certificate is often a time consuming formality and frustrates many a Cheetham Hill home move. If a reissued share is needed, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later.
  • You believe that you know the number of years left on your lease but it would be advisable verify this via your lawyers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 75 years. It is therefore essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

    • Cheetham Hill Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

      What restrictions are there in the Cheetham Hill Lease? Where a Cheetham Hill lease has fewer than 80 years it will impact the value of the property. It is worth checking with your lender that they are content with residual term of the lease. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth discovering how much this will be. For most Cheetham Hilllease extensions you will be required to have owned the premises for a couple of years in order to be legally able to extend the lease. Please inform me if there are any major works on the horizon that could add a premium to the maintenance charges?

    Other Topics

    Lease Extensions in Cheetham Hill