I am in need of some leasehold conveyancing in Dolgellau. Before I get started I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Dolgellau - 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.

Having checked my lease I have discovered that there are only Sixty One years remaining on my flat in Dolgellau. I am keen to get lease extension but my freeholder is missing. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to find the lessor. On the whole an enquiry agent may be helpful to try and locate and to produce a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Dolgellau.

My wife and I purchased a leasehold flat in Dolgellau. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Dolgellau who acted for me is not around.Do I pay?

The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Dolgellau conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Can you provide any top tips for leasehold conveyancing in Dolgellau with the aim of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Dolgellau can be avoided where you appoint lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the buyers solicitors.
• Many landlords or managing agents in Dolgellau levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Dolgellau.

In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Dolgellau state that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord approving such works. If you dont have the paperwork in place do not communicate with the landlord without checking with your solicitor first.

If you hold a share in a the freehold, you should ensure that you hold the original share document. Arranging a duplicate share certificate is often a lengthy process and frustrates many a Dolgellau home move. Where a new share is needed, do contact the company officers or managing agents (if relevant) for this sooner rather than later.

You believe that you know the number of years remaining on your lease but it would be advisable double-check via your conveyancers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

All being well we will complete our sale of a £350000 flat in Dolgellau in just under a week. The managing agents has quoted £300 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Dolgellau?

Dolgellau conveyancing on leasehold maisonettes nine out of ten times involves fees being levied by managing agents :

• Completing pre-contract enquiries
• Where consent is required before sale in Dolgellau
• 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 Dolgellau leasehold property is £350. For Dolgellau 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 supply the information.

Leasehold Conveyancing in Dolgellau - Sample of Questions you should ask Prior to Purchasing

The answer will be useful as a) areas could cause problems in the building as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have a dispute with the managing agents you will wish to have all the details It would be a good idea to investigate if the the lease contains any unreasonable restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Dolgellau. If you like the flatin Dolgellau yet your dog can’t live with you then you will be faced difficult choice. Is there a share of the freehold?

Other Topics

Lease Extensions in Dolgellau