My husband and I may need to let out our Cross Keys 1st floor flat for a while due to a new job. We instructed a Cross Keys conveyancing firm in 2001 but they have closed and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Your lease dictates relations between the landlord and you the flat owner; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Cross Keys do not contain subletting altogether – such a provision would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I am hoping to sign contracts shortly on a ground floor flat in Cross Keys. Conveyancing lawyers have said that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Cross Keys should include some of the following:

• You should be sent a copy of the lease

How long the lease is You should be advised as what happens when the lease ends, and aware of the importance of the 80 year mark

Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, landlord

You need to be told what constitutes a Nuisance in the lease

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

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. For details of the information to be contained in your report on your leasehold property in Cross Keys please enquire of your solicitor in ahead of your conveyancing in Cross Keys

I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Cross Keys. Conveyancing advisers have are about to be instructed. Will they explain the issues?

The majority of houses in Cross Keys are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Cross Keys in which case you should be shopping around for a Cross Keys conveyancing practitioner and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your solicitor will report to you on the legal implications.

Can you offer any advice when it comes to choosing a Cross Keys conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Cross Keys conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggested that you make enquires with several firms including non Cross Keys conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions might be useful:

• How familiar is the practice with lease extension legislation?

Can they put you in touch with client in Cross Keys who can give a testimonial?

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £400000 apartment in Cross Keys on Friday in a week. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Cross Keys?

Cross Keys conveyancing on leasehold apartments usually involves fees being invoiced by freeholders :

• Addressing pre-contract enquiries
• Where consent is required before sale in Cross Keys
• Copies of the building insurance and schedule
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Cross Keys leasehold premises is £350. For Cross Keys 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 obliged to provide answers.

Cross Keys Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

The best form of lease structure is where the freehold title is owned by the leaseholders. In this arrangement the lessees have being in charge if their destiny and although a managing agent is often retained where it is bigger than a house conversion, the managing agent employed by the leaseholders. What is the the remaining lease term? Who are the managing agents?

Other Topics

Lease Extensions in Cross Keys