Recently asked questions relating to Colwyn Bay leasehold conveyancing
I wish to rent out my leasehold apartment in Colwyn Bay. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Notwithstanding that your last Colwyn Bay conveyancing solicitor is not available you can review your lease to see if you are permitted to let out the property. The rule is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to seek permission via your landlord or some other party in advance of subletting. This means you not allowed to sublet without prior consent. The consent is not allowed to be unreasonably withheld. If your lease prohibits you from letting out the property you should ask your landlord for their consent.
I have just appointed agents to market my basement flat in Colwyn Bay.Conveyancing is yet to be initiated but I have just had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is 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. Having a clear account will assist your cause and will leave you no worse off financially.
I've found a house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Colwyn Bay. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Colwyn Bay ?
Most houses in Colwyn Bay are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Colwyn Bay in which case you should be shopping around for a Colwyn Bay conveyancing solicitor and check that they have experience in advising 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 with the house. The lease comes with conditions for example obtaining the freeholder’sconsent to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I am looking at a two apartments in Colwyn Bay which have approximately forty five years remaining on the leases. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Colwyn Bay. The lease is a right to use the premises for a prescribed time frame. As the lease gets shorter the saleability of the lease decreases and results in it becoming more costly to extend the lease. For this reason it is generally wise to extend the lease term. Sometimes it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this field
We expect to complete the disposal of our £450000 maisonette in Colwyn Bay next week. The management company has quoted £408 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Colwyn Bay?
For the majority of leasehold sales in Colwyn Bay conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
- Addressing pre-contract enquiries
- Where consent is required before sale in Colwyn Bay
- Copies of the building insurance and schedule
- Deeds of covenant upon sale
- Registering of the assignment of the change of lessee after a sale
Colwyn Bay Leasehold Conveyancing - Examples of Queries Prior to buying
Who takes charge for maintaining and repairing the building?
Generally speaking the outlay for major works are not incorporated into the maintenance charges, albeit that there some managing agents in Colwyn Bay ask leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance.
The answer will be helpful as a) areas may result in problems in the building as the communal areas may start to deteriorate where repairs remain unpaid b) if the leaseholders have a dispute with the managing agents you will wish to know about it