Experts for Leasehold Conveyancing in Dunstable

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Common questions relating to Dunstable leasehold conveyancing

Having had my offer accepted I require leasehold conveyancing in Dunstable. 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 most are in Dunstable - 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.

Due to complete next month on a basement flat in Dunstable. Conveyancing lawyers assured me that they report fully within the next couple of days. What should I be looking out for?

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

  • The unexpired lease term You should be advised as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years
  • Setting out your legal entitlements in respect of the communal areas in the block.For instance, does the lease provide for a right of way over an accessway or staircase?
  • Does the lease prohibit wood flooring?
  • Whether the lease restricts you from letting out the flat, or working from home
  • 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.
  • Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
  • The landlord’s obligations to repair and maintain the building. It is important that you know who is responsible for the repair and maintenance of every part of the building For details of the information to be contained in your report on your leasehold property in Dunstable please ask your solicitor in advance of your conveyancing in Dunstable

    • What advice can you give us when it comes to finding a Dunstable conveyancing firm to deal with our lease extension?

    If you are instructing a property lawyer for lease extension works (regardless if they are a Dunstable conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Dunstable conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions might be of use:

    • If they are not ALEP accredited then what is the reason?
  • What are the charges for lease extension conveyancing?

    • Can you provide any top tips for leasehold conveyancing in Dunstable with the aim of saving time on the sale process?

    • A significant proportion of the delay in leasehold conveyancing in Dunstable can be bypassed if you appoint lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers lawyers.
    • The majority landlords or managing agents in Dunstable charge for providing management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information can be applied for as soon as you have 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 common cause of delay in leasehold conveyancing in Dunstable.
  • In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Dunstable state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord consenting to such changes. Where you fail to have the consents to hand you should not contact the landlord without checking with your solicitor in the first instance.
  • If you have had any disputes with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to ongoing.
  • If you hold a share in a the freehold, you should ensure that you have the original share document. Obtaining a re-issued share certificate can be a lengthy process and slows down many a Dunstable home move. If a new share certificate is required, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity.

    • What makes a Dunstable lease unmortgageable?

    Leasehold conveyancing in Dunstable is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:

    • A provision to repair to or maintain elements of the property
    • A duty to insure the building
    • Clauses dealing with recovering service charges for expenditure on the building or common parts.
    • Service charge per centages that don't add up correctly leaving a shortfall

    You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, The Mortgage Works, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to pull out.

    Dunstable Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

      Many Dunstable leasehold properties will incur a service bill for the upkeep of the building levied by the freeholder. Should you acquire the apartment you will have to pay this liability, usually periodically throughout the year. This could be anything from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a ground rent to be met annual, this is usually not a exorbitant amount, say about £25-£75 but you should to check it because on occasion it could be many hundreds of pounds. Is the freehold reversion owned collectively by the tenants? What is the maintenance charge and ground rent on the property?

    Other Topics

    Lease Extensions in Dunstable