Expecting to complete next month on a basement flat in Exeter. Conveyancing solicitors have said that they are sending me a report on Monday. What should I be looking out for?

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

• The physical extent of the property. This will be the flat itself but may incorporate a roof space or basement if appropriate.

Setting out your legal entitlements in relation to common areas in the building.By way of example, does the lease contain a right of way over an accessway or staircase?

Will you be prohibited or prevented from having pets in the property?

You must be told what counts as a Nuisance in the lease

Ground rent - how much and when you need to pay, and also know whether this is subject to change

I don't know whether the lease allows me to alter or improve anything in the flat - you should know whether it applies to all alterations or just structural alteration, and whether consent is required

What options are open to you if a neighbour is in violation of a provision in their lease? For a comprehensive list of information to be contained in your report on your leasehold property in Exeter please ask your solicitor in ahead of your conveyancing in Exeter

Estate agents have just been given the go-ahead to market my garden flat in Exeter.Conveyancing is yet to be initiated but I have just had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge 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 management companies 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. Having a clear account will assist your cause and will leave you no worse off financially.

My wife and I purchased a leasehold flat in Exeter. Conveyancing and HSBC Bank mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Exeter who acted for me is not around.What should I do?

The first thing you should do is contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Exeter conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

What are your top tips when it comes to appointing a Exeter conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Exeter conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggested that you talk with two or three firms including non Exeter conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions could be helpful:

• How experienced is the practice with lease extension legislation?

If they are not ALEP accredited then what is the reason?

All being well we will complete the disposal of our £400000 flat in Exeter in six days. The freeholder has quoted £408 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Exeter?

Exeter conveyancing on leasehold apartments nine out of ten times results in fees being raised by landlords agents :

• Answering pre-contract enquiries
• Where consent is required before sale in Exeter
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Exeter leasehold property is £350. For Exeter 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 required to supply the information.

Exeter Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

Is the freehold owned collectively by the tenants? This information is helpful as a) areas may result in problems for the block as the communal areas may start to deteriorate where services remain unpaid b) if the tenants have an issue with the managing agents you will want to have all the details How much is the ground rent and service charge?

Other Topics

Lease Extensions in Exeter