Fixed-fee leasehold conveyancing in Glan Conwy:

While any conveyancing solicitor can theoretically deal with your leasehold conveyancing in Glan Conwy, your mortgage provider may unwilling to work with them if the firm are not on their list of approved solicitors for conveyancing

Sample questions relating to Glan Conwy leasehold conveyancing

I am on look out for some leasehold conveyancing in Glan Conwy. Before diving in I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Glan Conwy - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title.For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Estate agents have just been given the go-ahead to market my basement apartment in Glan Conwy.Conveyancing lawyers have not yet been instructed but I have just received a half-yearly maintenance charge invoice – what should I do?

It best that you clear 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.

I've recently bought a leasehold property in Glan Conwy. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Can you provide any advice for leasehold conveyancing in Glan Conwy from the point of view of expediting the sale process?

  • A significant proportion of the delay in leasehold conveyancing in Glan Conwy can be reduced where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers representatives.
  • The majority freeholders or managing agents in Glan Conwy charge for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Glan Conwy.
  • In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Glan Conwy leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord acquiescing to such alterations. If you fail to have the paperwork to hand do not communicate with the landlord without contacting your conveyancer first.
  • Some Glan Conwy leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual 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 buyers or their solicitors.
  • If you are supposed to have a share in the freehold, you should make sure that you hold the original share document. Organising a duplicate share certificate can be a lengthy process and frustrates many a Glan Conwy home move. If a reissued share is necessary, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later.

  • When it comes to leasehold conveyancing in Glan Conwy what are the most common lease problems?

    There is nothing unique about leasehold conveyancing in Glan Conwy. Most leases are unique and drafting errors can result in certain sections are missing. The following missing provisions could result in a defective lease:

    • A provision to repair to or maintain elements of the building
    • Insurance obligations
    • Clauses dealing with recovering service charges for expenditure on the building or common parts.
    • Maintenance charge proportions which don’t add up to the correct percentage

    A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, The Mortgage Works, and Bank of Ireland all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.

    Glan Conwy Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

      On the whole the cost for major works tend not to be included within maintenance charges, although some managing agents in Glan Conwy obliged tenants to pay into a reserve fund created for the specific intention of establishing a fund for larger works. The prefered form of lease structure is a share of the freehold. In this arrangement the tenants enjoy being in charge if their destiny and although a managing agent is usually employed if the building is bigger than a house conversion, the managing agent is directed by the tenants. Be sure to discover if the the lease includes any unreasonable restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Glan Conwy. If you like the flatin Glan Conwy however your cat can’t make the move with you then you have a very difficult compromise.

    Other Topics

    Lease Extensions in Glan Conwy