Fixed-fee leasehold conveyancing in Farnham Common:

When it comes to leasehold conveyancing in Farnham Common, you will need to appoint a conveyancing practitioner with leasehold experience. Whether your lender is to be Halifax, Birmingham Midshires or NatWest be sure to choose a lawyer on their approved list. Find a Farnham Common conveyancing lawyer with our search tool

Common questions relating to Farnham Common leasehold conveyancing

I would like to let out my leasehold apartment in Farnham Common. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

A small minority of properties in Farnham Common do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Expecting to sign contracts shortly on a leasehold property in Farnham Common. Conveyancing lawyers inform me that they report fully on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Farnham Common should include some of the following:

  • The physical extent of the property. This will be the apartment itself but could also include a loft or basement if appropriate.
  • Does the lease require carpeting throughout thus preventing wood flooring?
  • Does the lease prevent you from renting out the flat, or working from home
  • 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
  • Responsibility for repairing the window frames
  • What the implications are if you breach a clause of your lease? For details of the information to be contained in your report on your leasehold property in Farnham Common please ask your conveyancer in advance of your conveyancing in Farnham Common

  • I own a leasehold flat in Farnham Common. Conveyancing and Virgin Money mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Farnham Common who previously acted has long since retired.Do I pay?

    First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a Farnham Common 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 rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

    What are your top tips when it comes to finding a Farnham Common conveyancing firm to carry out our lease extension conveyancing?

    When appointing a conveyancer for your lease extension (regardless if they are a Farnham Common conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Farnham Common conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions could be useful:

    • If the firm is not ALEP accredited then why not?
  • Can they put you in touch with client in Farnham Common who can give a testimonial?

  • Can you provide any advice for leasehold conveyancing in Farnham Common from the point of view of saving time on the sale process?

    • Much of the delay in leasehold conveyancing in Farnham Common can be bypassed if you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation needed by the purchasers’ solicitors.
    • Many freeholders or Management Companies in Farnham Common charge for supplying management packs for a leasehold homes. You or your lawyers should discover the actual amount of the charges. The management information sought 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 Farnham Common.
  • If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Farnham Common state that internal structural changes or laying down wooden flooring require a licence from the Landlord consenting to such alterations. Should you fail to have the approvals to hand you should not communicate with the landlord without contacting your conveyancer in the first instance.
  • Some Farnham Common leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are 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 solicitors.
  • If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat 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 completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to unsettled.

  • I purchased a garden flat in Farnham Common, conveyancing formalities finalised in 1998. Can you work out an approximate cost of a lease extension? Similar flats in Farnham Common with a long lease are worth £208,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2077

    With only 55 years left to run the likely cost is going to span between £26,600 and £30,800 plus professional fees.

    The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

    Other Topics

    Lease Extensions in Farnham Common