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

Assuming the lease is recorded at the land registry - and 99.9% are in Dursley - 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.

Expecting to complete next month on a studio apartment in Dursley. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Dursley 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 rights in relation to common areas in the building.For instance, does the lease grant a right of way over a path or staircase?
• Are pets allowed in the flat?
• Does the lease prevent you from letting out the property, or working from home
• You should have a good understanding of the insurance provisions
• What options are open to you if a neighbour breach a clause of their lease?

I've found a house that seems to be perfect, at a great price which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Dursley. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Dursley ?

Most houses in Dursley are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Dursley in which case you should be shopping around for a Dursley conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer should report to you on the legal implications.

My wife and I purchased a leasehold house in Dursley. Conveyancing and Accord Mortgages Ltd mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Dursley 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 indeed the new freeholder. It is not necessary to incur the fees of a Dursley conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Can you provide any advice for leasehold conveyancing in Dursley with the aim of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Dursley can be bypassed if you appoint lawyers the minute you market your property and ask them to collate the leasehold information needed by the buyers representatives.
• The majority freeholders or managing agents in Dursley charge for supplying management packs for a leasehold homes. You or your lawyers should discover the fee that they propose to charge. The management information sought 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 usual cause of frustration in leasehold conveyancing in Dursley.
• If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you installed wooden flooring? Dursley leases often stipulate that internal structural changes or laying down wooden flooring require a licence issued by the Landlord approving such works. Should you fail to have the approvals in place you should not communicate with the landlord without contacting your solicitor in the first instance.
• A minority of Dursley leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.
• If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share document. Arranging a duplicate share certificate is often a time consuming process and frustrates many a Dursley home move. Where a reissued share is necessary, do contact the company director and secretary or managing agents (if relevant) for this at the earliest opportunity.

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

For many Dursley leaseholds the cost for major works tend not to be built into the service charges, albeit that a few managing agents in Dursley obliged leaseholders to contribute towards a reserve fund and this is used to offset against major works. It is important to be aware whether changing the roof or some other significant cost is due shortly that will be shared by the leaseholders and will dramatically impact the level of the service charges or necessitate a specific payment. The prefered form of lease arrangement is a share of the freehold. In this scenario the tenants benefit from control and notwithstanding that a managing agent is usually retained if the building is bigger than a house conversion, the managing agent retained by the leaseholders.