Fixed-fee leasehold conveyancing in Frampton Cotterell:

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Top Five Questions relating to Frampton Cotterell leasehold conveyancing

My husband and I may need to sub-let our Frampton Cotterell 1st floor flat for a while due to taking a sabbatical. We instructed a Frampton Cotterell conveyancing practice in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Some leases for properties in Frampton Cotterell do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests 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 permission.

Having checked my lease I have discovered that there are only 68 years left on my flat in Frampton Cotterell. I am keen to extend my lease but my landlord is missing. What are my options?

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. However, you will be required to prove that you have used your best endeavours to track down the freeholder. In some cases a specialist should be helpful to carry out a search and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the application to the County Court overseeing Frampton Cotterell.

I have just appointed agents to market my basement flat in Frampton Cotterell.Conveyancing has not commenced but I have just received a yearly service charge demand – Do I pay up?

The sensible thing to do is 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.

What are your top tips when it comes to choosing a Frampton Cotterell conveyancing firm to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Frampton Cotterell conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggested that you make enquires with several firms including non Frampton Cotterell conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions might be of use:

  • How experienced is the practice with lease extension legislation?
  • Can they put you in touch with client in Frampton Cotterell who can give a testimonial?

    • Do you have any advice for leasehold conveyancing in Frampton Cotterell from the point of view of speeding up the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Frampton Cotterell can be avoided if you get in touch lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the purchasers’ solicitors.
    • The majority freeholders or managing agents in Frampton Cotterell charge for supplying management packs for a leasehold homes. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Frampton Cotterell.
  • In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Frampton Cotterell leases often stipulate that internal structural changes or addition of wooden flooring require a licence from the Landlord consenting to such alterations. Should you dont have the paperwork in place you should not communicate with the landlord without checking with your lawyer in advance.
  • Some Frampton Cotterell leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.
  • If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share certificate. Organising a replacement share certificate is often a time consuming formality and slows down many a Frampton Cotterell home move. Where a reissued share is necessary, do contact the company director and secretary or managing agents (if relevant) for this at the earliest opportunity.

    • I am the registered owner of a ground floor flat in Frampton Cotterell, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Frampton Cotterell with an extended lease are worth £170,000. The ground rent is £55 per annum. The lease finishes on 21st October 2098

    With just 72 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.

    The figure 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 a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

    Other Topics

    Lease Extensions in Frampton Cotterell