Having had my offer accepted I require leasehold conveyancing in Dawley and Lawley. Before I set the wheels in motion I would like to find out the remaining lease term.

Assuming the lease is recorded at the land registry - and almost all are in Dawley and Lawley - then the leasehold title will always include the basic details 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.

My husband and I may need to rent out our Dawley and Lawley 1st floor flat temporarily due to taking a sabbatical. We used a Dawley and Lawley conveyancing practice in 2002 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

Even though your last Dawley and Lawley conveyancing lawyer is not available you can review your lease to see if you are permitted to let out the premises. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you need to seek consent via your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet without first obtaining consent. The consent should not be unreasonably withheld. If your lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.

What are your top tips when it comes to finding a Dawley and Lawley conveyancing practice to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Dawley and Lawley conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggested that you talk with several firms including non Dawley and Lawley conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions might be of use:

• How familiar is the firm with lease extension legislation?

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £450000 flat in Dawley and Lawley on Tuesday in a week. The managing agents has quoted £336 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Dawley and Lawley?

Dawley and Lawley conveyancing on leasehold flats normally involves the buyer’s conveyancer sending enquiries for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be willing to assist. They may levy a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The management information fee invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, otherwise the charge is technically not due. Reality however dictates that you have little option but to pay whatever is demanded if you want to complete the sale of your home.

Are there common deficiencies that you witness in leases for Dawley and Lawley properties?

Leasehold conveyancing in Dawley and Lawley is not unique. Most leases are unique and drafting errors can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

• Repairing obligations to or maintain elements of the property
• A duty to insure the building
• A provision for the recovery of money spent for the benefit of another party.
• Service charge per centages that don't add up correctly leaving a shortfall

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Chelsea Building Society, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.

Dawley and Lawley Leasehold Conveyancing - Examples of Queries before buying

For most Dawley and Lawley leaseholds the cost for major works tend not to be built into the maintenance charges, albeit that a few managing agents in Dawley and Lawley require leaseholders to contribute towards a reserve fund created for the specific purpose of establishing a fund for larger repairs or maintenance. Make sure you find out if there are any onerous restrictions in the lease. By way of example it is fairly common in Dawley and Lawley leases that pets are not permitted in in a block in Dawley and Lawley. If you like the flatin Dawley and Lawley however your dog can’t move with you then you will be presented with a hard determination. You should want to discover as much as you can concerning the company managing the block as they will either make your life much easier or a lot more difficult. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters like the tidiness of the communal areas. Enquire of prospective neighbours if they are happy with them. In conclusion, investigate as to the dates that the service charges are due to the managing agents and precisely how they are spending that money.

Other Topics

Lease Extensions in Dawley and Lawley