I am in need of some leasehold conveyancing in Colwyn Bay. Before diving in I want to be sure as to the number of years remaining on the lease.

If the lease is registered - and almost all are in Colwyn 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.

Helen (my wife) and I may need to let out our Colwyn Bay 1st floor flat for a while due to a career opportunity. We used a Colwyn Bay conveyancing practice in 2002 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

Even though your last Colwyn Bay conveyancing lawyer is no longer around you can check your lease to see if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you need to seek consent from your landlord or some other party prior to subletting. This means you not allowed to sublet in the absence of first obtaining permission. Such consent must not not be unreasonably withheld. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

Due to sign contracts shortly on a ground floor flat in Colwyn Bay. Conveyancing lawyers inform me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

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

• The unexpired lease term You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark
• Defining your legal entitlements in relation to common areas in the block.For example, does the lease provide for a right of way over an accessway or hallways?
• Does the lease prevent you from letting out the property, or having a home office for business
• Repair and maintenance of the flat
• I don't know whether the lease allows me to alter or improve anything in the flat - you should know whether it applies to all alterations or just structural alteration, and whether consent is required
• What options are open to you if a neighbour is in violation of a provision in their lease?
• What the implications are if you breach a clause of your lease?

What are your top tips when it comes to appointing a Colwyn Bay conveyancing practice to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Colwyn Bay conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Colwyn Bay conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions might be of use:

• If the firm is not ALEP accredited then why not?
• What are the charges for lease extension conveyancing?

In relation to leasehold conveyancing in Colwyn Bay what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Colwyn Bay. Most leases is drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:

• A provision to repair to or maintain elements of the property
• Insurance obligations
• A provision for the recovery of money spent for the benefit of another party.
• Service charge per centages that don't add up correctly leaving a shortfall

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Chelsea Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.

I am the registered owner of a 1st floor flat in Colwyn Bay, conveyancing having been completed 4 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Colwyn Bay with a long lease are worth £185,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2105

You have 79 years remaining on your lease we estimate the premium for your lease extension to span between £10,500 and £12,000 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.