Guaranteed fixed fees for Leasehold Conveyancing in Cross Keys

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Recently asked questions relating to Cross Keys leasehold conveyancing

I am on look out for some leasehold conveyancing in Cross Keys. Before I get started I want to be sure as to the number of years remaining on the lease.

Assuming the lease is registered - and 99.9% are in Cross Keys - 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.

I want to let out my leasehold flat in Cross Keys. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Even though your previous Cross Keys conveyancing solicitor is no longer around you can check your lease to check if it allows you to sublet the premises. The rule is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must obtain permission from your landlord or some other party in advance of subletting. The net result is that you cannot sublet in the absence of prior permission. The consent should not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

I've found a house that appears to be perfect, at a great figure which is making it all the more appealing. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Cross Keys. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Cross Keys ?

The majority of houses in Cross Keys are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Cross Keys in which case you should be shopping around for a Cross Keys conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your lawyer will advise you fully on all the issues.

I am a negotiator for a busy estate agent office in Cross Keys where we have experienced a few flat sales jeopardised due to short leases. I have been given contradictory information from local Cross Keys conveyancing solicitors. Please can you confirm whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Can you provide any top tips for leasehold conveyancing in Cross Keys with the aim of expediting the sale process?

  • A significant proportion of the frustration in leasehold conveyancing in Cross Keys can be reduced where you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information which will be required by the purchasers’ conveyancers.
  • In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Cross Keys state that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. Where you fail to have the approvals to hand you should not communicate with the landlord without contacting your lawyer before hand.
  • A minority of Cross Keys leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual 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 actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.
  • If you hold a share in a the freehold, you should ensure that you are holding the original share certificate. Obtaining a new share certificate can be a lengthy process and delays many a Cross Keys conveyancing transaction. If a duplicate share certificate is necessary, you should approach the company officers or managing agents (where applicable) for this sooner rather than later.
  • You believe that you know the number of years left on your lease but it would be advisable verify this by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the lease term is less than 75 years. It is therefore essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

    • Cross Keys Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

      What restrictions are there in the Cross Keys Lease? If a Cross Keys lease has less than eighty years it will impact the marketability of the flat. It is worth checking with your lender that they are content with the length of the lease. A short lease means that you will most likely have to extend the lease at some point and it is worth discovering how much this would cost. Remember, in most cases you will need to own the premises for 24 months in order to be legally able to extend the lease. Plenty Cross Keys leasehold flats will have a service charge for the upkeep of the block levied on behalf of the freeholder. Should you purchase the flat you will have to meet this contribution, usually quarterly during the year. This could be anything from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a exorbitant figure, say approximately £50-£100 but you need to enquire it because on occasion it can be surprisingly expensive.

    Other Topics

    Lease Extensions in Cross Keys