Jane (my partner) and I may need to rent out our Gaydon garden flat for a while due to a new job. We used a Gaydon conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Your lease governs the relationship between the landlord and you the flat owner; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Gaydon do not prevent subletting altogether – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I am hoping to complete next month on a basement flat in Gaydon. Conveyancing lawyers inform me that they report fully next week. Are there areas in the report that I should be focusing on?

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

• Do you need to have carpet in the flat or are you allowed wood flooring?

Are pets allowed in the flat?

Whether the lease restricts you from letting out the flat, or working from home

You must be told what constitutes a Nuisance in the lease

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

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 contained in your report on your leasehold property in Gaydon please enquire of your solicitor in ahead of your conveyancing in Gaydon

Can you offer any advice when it comes to choosing a Gaydon conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Gaydon conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggested that you talk with two or three firms including non Gaydon 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 helpful:

• What volume of lease extensions have they completed in Gaydon in the last 12 months?

What are the costs for lease extension conveyancing?

All being well we will complete the disposal of our £450000 apartment in Gaydon next week. The landlords agents has quoted £324 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Gaydon?

Gaydon conveyancing on leasehold flats usually results in fees being invoiced by landlords agents :

• Answering conveyancing due diligence enquiries
• Where consent is required before sale in Gaydon
• 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 Gaydon leasehold property is £350. For Gaydon 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 obliged to provide the information.

When it comes to leasehold conveyancing in Gaydon what are the most common lease problems?

Leasehold conveyancing in Gaydon is not unique. All leases are individual and drafting errors can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

• Repairing obligations to or maintain parts of the building
• 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 may have a problem 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, Coventry Building Society, and Nottingham Building Society 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 grant the mortgage, obliging the purchaser to pull out.

Gaydon Leasehold Conveyancing - Examples of Questions you should ask before Purchasing

The answer will be helpful as a) areas may cause problems in the building as the communal areas may begin to deteriorate where services remain unpaid b) if the tenants have a dispute with the running of the building you will wish to have complete disclosure Is anyone aware of any major works in the near future that will increase the service fees? Does the lease have onerous restrictions?

Other Topics

Lease Extensions in Gaydon