Jane (my partner) and I may need to rent out our Cyncoed garden flat temporarily due to a career opportunity. We used a Cyncoed conveyancing firm in 2002 but they have closed and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?

Some leases for properties in Cyncoed do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Due to sign contracts shortly on a leasehold property in Cyncoed. Conveyancing solicitors assured me that they report fully on Monday. What should I be looking out for?

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

• The physical extent of the property. This will be the flat itself but may include a loft or cellar if applicable.

I have just started marketing my ground floor apartment in Cyncoed.Conveyancing is yet to be initiated but I have just had a half-yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should 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 managing agents will not acknowledge the buyer until 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. This will smooth the conveyancing process.

I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Cyncoed. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

Most houses in Cyncoed are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can assist with the conveyancing process. it is apparent that you are buying in Cyncoed in which case you should be looking for a Cyncoed conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your solicitor will report to you on the legal implications.

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

When appointing a solicitor for your lease extension (regardless if they are a Cyncoed conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Cyncoed conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions might be useful:

• If the firm is not ALEP accredited then what is the reason?

Cyncoed Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

If a Cyncoed lease has no more than eighty years it will have adverse implications on the marketability of the flat. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Cyncoedlease extensions you would need to own the residence for a couple of years in order to be legally able to carry out a lease extension. This information is helpful as a) areas could cause problems in the building as the common areas may start to deteriorate if services are not paid for b) if the leasehold owners have an issue with the running of the building you will want to have all the details What restrictions are there in the Cyncoed Lease?

Other Topics

Lease Extensions in Cyncoed