Fixed-fee leasehold conveyancing in Cranleigh:

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When it comes to leasehold conveyancing in Cranleigh, you will need to appoint a conveyancing practitioner with leasehold experience. Whether your mortgage company is to be Lloyds, RBS or Nationwide make sure you find a lawyer on their panel. Feel free to use our search tool

Sample questions relating to Cranleigh leasehold conveyancing

Planning to sign contracts shortly on a basement flat in Cranleigh. Conveyancing lawyers inform me that they are sending me a report on Monday. What should I be looking out for?

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

  • You should receive a copy of the lease
  • The physical extent of the premises. This will be the apartment itself but might incorporate a roof space or cellar if appropriate.
  • Does the lease prevent you from letting out the flat, or working from home
  • 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
  • The landlord’s rights to access the flat you be made aware that your landlord has rights of access and I know how much notice s/he must provide.
  • 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? For a comprehensive list of information to be included in your report on your leasehold property in Cranleigh please ask your lawyer in ahead of your conveyancing in Cranleigh

    • I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Cranleigh. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Cranleigh ?

    Most houses in Cranleigh 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 clear that you are buying in Cranleigh in which case you should be looking for a Cranleigh conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your solicitor will advise you fully on all the issues.

    I am looking at a couple of flats in Cranleigh which have in the region of forty five years unexpired on the leases. Will this present a problem?

    There are plenty of short leases in Cranleigh. The lease is a right to use the premises for a prescribed time frame. As a lease shortens the value of the lease reduces and it becomes more costly to extend the lease. For this reason it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional help from a conveyancer and surveyor with experience in this area

    Do you have any top tips for leasehold conveyancing in Cranleigh with the aim of saving time on the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Cranleigh can be bypassed if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
    • In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Cranleigh leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord consenting to such changes. Where you dont have the consents in place do not communicate with the landlord without checking with your solicitor first.
  • Some Cranleigh leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.
  • If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unsettled.
  • If you are supposed to have a share in the freehold, you should ensure that you hold the original share certificate. Arranging a duplicate share certificate can be a lengthy formality and delays many a Cranleigh home move. If a new share certificate is necessary, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity.

    • What makes a Cranleigh lease unmortgageable?

    There is nothing unique about leasehold conveyancing in Cranleigh. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

    • A provision to repair to or maintain elements of the property
    • Insurance obligations
    • Clauses dealing with recovering service charges for expenditure on the building or common parts.
    • Service charge per centages that don't add up correctly leaving a shortfall

    You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Skipton Building Society, and Clydesdale all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to pull out.

    I purchased a 1st floor flat in Cranleigh, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Cranleigh with a long lease are worth £218,000. The ground rent is £60 charged once a year. The lease terminates on 21st October 2082

    With only 57 years unexpired the likely cost is going to be between £27,600 and £31,800 plus costs.

    The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

    Other Topics

    Lease Extensions in Cranleigh