Looking forward to complete next month on a ground floor flat in Dartmouth. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. What should I be looking out for?

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

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

Defining your legal entitlements in respect of the communal areas in the building.By way of example, does the lease grant a right of way over a path or staircase?

Does the lease prohibit wood flooring?

You need to be told what counts as a Nuisance in the lease

Ground rent - how much and when you need to pay, and also know whether this will change in the future

You should have a good understanding of the insurance provisions

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 included in your report on your leasehold property in Dartmouth please ask your lawyer in ahead of your conveyancing in Dartmouth

I today plan to offer on a house that seems to meet my requirements, at a great figure which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Dartmouth. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

The majority of houses in Dartmouth are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Dartmouth in which case you should be looking for a Dartmouth conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. 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 freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your conveyancer will report to you on the legal implications.

I own a leasehold flat in Dartmouth. Conveyancing and Halifax mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Dartmouth who acted for me is not around.Any advice?

First contact HMLR to make sure that this person is in fact the new freeholder. There is no need to instruct a Dartmouth conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Last month I purchased a leasehold property in Dartmouth. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

We expect to complete the disposal of our £200000 garden flat in Dartmouth in nine days. The landlords agents has quoted £348 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Dartmouth?

Dartmouth conveyancing on leasehold apartments normally involves fees being raised by managing agents :

• Answering pre-exchange enquiries
• Where consent is required before sale in Dartmouth
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Dartmouth leasehold property is £350. For Dartmouth 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 required to provide the information.

Leasehold Conveyancing in Dartmouth - A selection of Questions you should consider before Purchasing

For many Dartmouth leaseholds the cost for major works are not wrapped into the service charges, although a few managing agents in Dartmouth require tenants to contribute towards a sinking fund and this is used to offset against larger works. The best form of lease arrangement is a share of the freehold. In this scenario the lessees benefit from control and notwithstanding that a managing agent is often retained if the building is bigger than a house conversion, the managing agent is directed by the tenants. It is important to be aware if changing the roof or some other major work is coming up that will be shared amongst the leaseholders and may well materially impact the level of the service charges or result in a specific payment.

Other Topics

Lease Extensions in Dartmouth