Fixed-fee leasehold conveyancing in Grangetown:

Any conveyancing practice can theoretically deal with your leasehold conveyancing in Grangetown, your mortgage provider may not be willing to work with them if the firm are not on their list of approved solicitors for conveyancing

Grangetown leasehold conveyancing Example Support Desk Enquiries

Frank (my husband) and I may need to let out our Grangetown garden flat for a while due to a new job. We used a Grangetown conveyancing firm in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your previous Grangetown conveyancing solicitor is not around you can check your lease to check if it allows you to sublet the property. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you must obtain consent from your landlord or some other party prior to subletting. The net result is you not allowed to sublet in the absence of prior consent. The consent is not allowed to be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.

Expecting to sign contracts shortly on a basement flat in Grangetown. Conveyancing lawyers have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

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

  • Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, landlord
  • The physical extent of the property. This will be the flat itself but may include a loft or cellar if applicable.
  • Defining your rights in respect of the communal areas in the building.E.G., does the lease provide for a right of way over a path or hallways?
  • Does the lease prohibit wood flooring?
  • Are you allowed to have a pet in the flat?
  • An explanation as to the provision in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder has
  • What options are open to you if a neighbour breach a clause of their lease? For details of the information to be contained in your report on your leasehold property in Grangetown please enquire of your solicitor in ahead of your conveyancing in Grangetown

  • Back In 2002, I bought a leasehold flat in Grangetown. Conveyancing and Chelsea Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Grangetown who previously acted has now retired.Any advice?

    First contact HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Grangetown conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

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

    When appointing a property lawyer for lease extension works (regardless if they are a Grangetown conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Grangetown conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions might be of use:

    • How familiar is the practice with lease extension legislation?
  • What volume of lease extensions have they completed in Grangetown in the last year?

  • Do you have any top tips for leasehold conveyancing in Grangetown with the intention of expediting the sale process?

    • A significant proportion of the delay in leasehold conveyancing in Grangetown can be avoided where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the buyers conveyancers.
    • A minority of Grangetown leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is 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 service charge figures so that they can pass this information on to the buyers or their solicitors.
  • If there is a history of conflict with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unresolved.
  • If you hold a share in a the freehold, you should ensure that you hold the original share certificate. Arranging a duplicate share certificate is often a lengthy process and frustrates many a Grangetown home move. If a duplicate share is necessary, do contact the company director and secretary or managing agents (where relevant) for this at the earliest opportunity.
  • You believe that you know the number of years remaining on your lease but you should verify this by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the lease term is under 80 years. It is therefore essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

  • Leasehold Conveyancing in Grangetown - Sample of Queries Prior to buying

      You should be aware if it is less than 80 years it will have adverse implications on the marketability of the property. It is worth checking with your mortgage company that they are willing to lend given the lease term. A short lease means that you will most likely need a lease extension sooner rather than later and it is worth discovering what this will be. Remember, in most cases you will be be obliged to have owned the premises for a couple of years before you are eligible to extend the lease. What is the yearly maintenance fee and ground rent? On the whole the outlay for major works are not included within service charges, albeit that there some managing agents in Grangetown obliged tenants to contribute towards a sinking fund and this is used to offset against major works.

    Other Topics

    Lease Extensions in Grangetown