I would like to rent out my leasehold flat in Cinderford. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Some leases for properties in Cinderford do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see 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.

There are only 68 years unexpired on my lease in Cinderford. I now want to get lease extension but my freeholder is absent. What options are available to me?

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 for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to track down the landlord. In some cases an enquiry agent may be useful to conduct investigations and to produce an expert document which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Cinderford.

Due to sign contracts shortly on a studio apartment in Cinderford. Conveyancing lawyers have said 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 Cinderford should include some of the following:

• You should be sent a copy of the lease

The physical extent of the property. This will be the flat itself but might incorporate a roof space or cellar if appropriate.

You need to be told what counts as a Nuisance in the lease

You should have a good understanding of the insurance provisions

Changes to the flat (alterations and additions)

What you can do if a neighbour is in violation of a provision in their lease?

What the implications are if you breach a clause of your lease? For a comprehensive list of information to be contained in your report on your leasehold property in Cinderford please enquire of your solicitor in ahead of your conveyancing in Cinderford

I have just started marketing my garden apartment in Cinderford.Conveyancing is yet to be initiated but I have just received a half-yearly maintenance charge demand – what should I do?

The sensible thing to do is clear 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 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. This will smooth the conveyancing process.

All being well we will complete the disposal of our £425000 maisonette in Cinderford next Thursday . The management company has quoted £300 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Cinderford?

Cinderford conveyancing on leasehold flats normally results in administration charges invoiced by management companies :

• Answering conveyancing due diligence questions
• Where consent is required before sale in Cinderford
• Supplying insurance information
• 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 Cinderford leasehold premises is £350. For Cinderford 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 required to supply answers.

I inherited a studio flat in Cinderford, conveyancing was carried out in 2004. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Cinderford with over 90 years remaining are worth £232,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2092

With only 68 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus legals.

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. Do 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 should 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.

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Lease Extensions in Cinderford