Fixed-fee leasehold conveyancing in Dyffryn Ardudwy:

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While any conveyancing practice can theoretically handle your leasehold conveyancing in Dyffryn Ardudwy, your mortgage provider may unwilling to work with them if the firm are not on their list of approved solicitors for conveyancing

Examples of recent questions relating to leasehold conveyancing in Dyffryn Ardudwy

Helen (my wife) and I may need to rent out our Dyffryn Ardudwy ground floor flat for a while due to a new job. We instructed a Dyffryn Ardudwy conveyancing practice in 2004 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

Even though your last Dyffryn Ardudwy conveyancing lawyer is not available you can review your lease to check if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you need to obtain permission via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet in the absence of prior consent. Such consent must not not be unreasonably turned down. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

Having checked my lease I have discovered that there are only Sixty One years unexpired on my flat in Dyffryn Ardudwy. I now want to extend my lease but my freeholder is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to find the freeholder. On the whole an enquiry agent would be helpful to conduct investigations and to produce a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Dyffryn Ardudwy.

I’m about to sell my 2 bed flat in Dyffryn Ardudwy.Conveyancing has not commenced but I have just had a quarterly service charge demand – what should I do?

It best that you pay the invoice as normal because all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am attracted to a two apartments in Dyffryn Ardudwy both have about 50 years left on the lease term. Do I need to be concerned?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease shortens the marketability of the lease deteriorate and results in it becoming more costly to acquire a lease extension. For this reason it is advisable to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease because mortgage companies may be reluctant to lend money on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional help from a solicitor and surveyor with experience in this area

Do you have any top tips for leasehold conveyancing in Dyffryn Ardudwy from the perspective of saving time on the sale process?

  • A significant proportion of the frustration in leasehold conveyancing in Dyffryn Ardudwy can be reduced if you instruct lawyers the minute your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors.
  • Many freeholders or managing agents in Dyffryn Ardudwy charge for providing management packs for a leasehold property. 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 cause of frustration in leasehold conveyancing in Dyffryn Ardudwy.
  • If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Dyffryn Ardudwy state that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord approving such works. Should you fail to have the approvals to hand you should not contact the landlord without contacting your conveyancer in the first instance.
  • Some Dyffryn Ardudwy 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 put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly 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 service charge figures so that they can pass this information on to the purchasers or their lawyers.
  • You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is below 75 years. It is therefore important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

    • Dyffryn Ardudwy Leasehold Conveyancing - Examples of Questions you should ask before buying

      What restrictions are contained in the Dyffryn Ardudwy Lease? What is the length of the lease? The answer will be useful as a) areas can result in problems for the block as the common areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the managing agents you will wish to know about it

    Other Topics

    Lease Extensions in Dyffryn Ardudwy