Fixed-fee leasehold conveyancing in Eccles:

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Any conveyancing solicitor can theoretically deal with your leasehold conveyancing in Eccles, your mortgage provider may not be willing to work with them if the firm are not on their list of approved solicitors for conveyancing

Frequently asked questions relating to Eccles leasehold conveyancing

Due to sign contracts shortly on a basement flat in Eccles. Conveyancing solicitors have said 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 Eccles should include some of the following:

  • The physical extent of the property. This will be the apartment itself but might incorporate a loft or basement if applicable.
  • Setting out your rights in respect of the communal areas in the block.E.G., does the lease permit a right of way over an accessway or staircase?
  • Does the lease prohibit wood flooring?
  • Are you allowed to have a pet in the flat?
  • Ground rent - how much and when you need to pay, and also know whether this is subject to change
  • Repair and maintenance of the flat
  • 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 a comprehensive list of information to be included in your report on your leasehold property in Eccles please ask your lawyer in ahead of your conveyancing in Eccles

    • I've found a house that seems to meet my requirements, at a great price which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Eccles. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

    The majority of houses in Eccles are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Eccles in which case you should be shopping around for a Eccles conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your lawyer should advise you fully on all the issues.

    Can you offer any advice when it comes to finding a Eccles conveyancing practice to deal with our lease extension?

    When appointing a property lawyer for your lease extension (regardless if they are a Eccles conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Eccles conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions could be of use:

    • If they are not ALEP accredited then why not?
  • How many lease extensions have they conducted in Eccles in the last twenty four months?

    • Can you provide any top tips for leasehold conveyancing in Eccles from the perspective of saving time on the sale process?

    • Much of the frustration in leasehold conveyancing in Eccles can be bypassed where you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information which will be required by the buyers solicitors.
    • Many freeholders or Management Companies in Eccles levy fees for supplying management packs for a leasehold homes. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Eccles.
  • A minority of Eccles leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying 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 service charge figures so that they can pass this information on to the purchasers or their lawyers.
  • If you have had any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase 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 ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic rather than ongoing.
  • If you are supposed to have a share in the freehold, you should make sure that you hold the original share certificate. Organising a new share certificate is often a time consuming process and frustrates many a Eccles conveyancing transaction. Where a reissued share is needed, do contact the company director and secretary or managing agents (where relevant) for this at the earliest opportunity.

    • Completion in due on the disposal of our £450000 flat in Eccles in 8 days. The managing agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Eccles?

    Eccles conveyancing on leasehold apartments normally requires the buyer’s conveyancer submitting questions for the landlord to answer. Although the landlord is not legally bound to answer such questions most will be willing to assist. They are entitled charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The management information fee required by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, without which the charge is not strictly payable. In reality you have little choice but to pay whatever is requested of you if you want to sell the property.

    I acquired a split level flat in Eccles, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar flats in Eccles with an extended lease are worth £225,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2097

    You have 72 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

    The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

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    Lease Extensions in Eccles