I would like to let out my leasehold flat in Fir Vale and Wadsley Bridge. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

A lease dictates relations between the freeholder and you the flat owner; in particular, it will set out if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Fir Vale and Wadsley Bridge do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

Due to exchange soon on a garden flat in Fir Vale and Wadsley Bridge. Conveyancing lawyers inform me that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Fir Vale and Wadsley Bridge 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 legal entitlements in relation to common areas in the building.For example, does the lease grant a right of way over an accessway or hallways?

Does the lease prevent you from subletting the flat, or having a home office for business

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

You should have a good understanding of the insurance provisions

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 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 Fir Vale and Wadsley Bridge please ask your conveyancer in advance of your conveyancing in Fir Vale and Wadsley Bridge

What are your top tips when it comes to choosing a Fir Vale and Wadsley Bridge conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Fir Vale and Wadsley Bridge conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Fir Vale and Wadsley Bridge conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions could be useful:

• If the firm is not ALEP accredited then what is the reason?

Can they put you in touch with client in Fir Vale and Wadsley Bridge who can give a testimonial?

If all goes to plan we aim to complete our sale of a £500000 maisonette in Fir Vale and Wadsley Bridge in just under a week. The freeholder has quoted £324 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Fir Vale and Wadsley Bridge?

Fir Vale and Wadsley Bridge conveyancing on leasehold apartments typically necessitates fees being levied by managing agents :

• Completing pre-contract questions
• Where consent is required before sale in Fir Vale and Wadsley Bridge
• Copies of the building insurance and schedule
• 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 Fir Vale and Wadsley Bridge leasehold property is £350. For Fir Vale and Wadsley Bridge 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 provide answers.

In relation to leasehold conveyancing in Fir Vale and Wadsley Bridge what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Fir Vale and Wadsley Bridge. Most leases are unique and drafting errors can result in certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

• A provision to repair to or maintain parts of the premises
• A duty to insure the building
• A provision for the recovery of money spent for the benefit of another party.
• Service charge per centages that don't add up correctly leaving a shortfall

You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Norwich and Peterborough Building Society, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I own a split level flat in Fir Vale and Wadsley Bridge, conveyancing was carried out in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Fir Vale and Wadsley Bridge with an extended lease are worth £218,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2088

With just 62 years unexpired the likely cost is going to span between £20,000 and £23,000 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 the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

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Lease Extensions in Fir Vale and Wadsley Bridge