I wish to let out my leasehold flat in Heath Hayes. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

The lease dictates relations between the freeholder and you the flat owner; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Heath Hayes do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

Having checked my lease I have discovered that there are only 72 years left on my flat in Heath Hayes. I now want to get lease extension but my freeholder is can not be found. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you have done all that could be expected to find the lessor. On the whole a specialist may be helpful to conduct investigations and to produce an expert document to be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering Heath Hayes.

I have just started marketing my 2 bed flat in Heath Hayes.Conveyancing lawyers have not yet been instructed but I have just received a yearly maintenance charge invoice – Do I pay up?

It best that you 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 management companies 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 own a leasehold house in Heath Hayes. Conveyancing and Nottingham Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Heath Hayes who previously acted has now retired.Any advice?

The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the new freeholder. There is no need to instruct a Heath Hayes conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

We expect to complete the sale of our £125000 flat in Heath Hayes in nine days. The landlords agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Heath Hayes?

Heath Hayes conveyancing on leasehold maisonettes ordinarily necessitates fees being invoiced by management companies :

• Answering pre-exchange questions
• Where consent is required before sale in Heath Hayes
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Heath Hayes leasehold property is £350. For Heath Hayes 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.

Heath Hayes Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

Plenty Heath Hayes leasehold apartments will be liable to pay a service bill for maintenance of the block levied by the landlord. Should you acquire the apartment you will have to meet this liability, usually periodically accross the year. This could differ from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent to be met annual, normally this is not a large amount, say around £25-£75 but you need to enquire it because occasionally it could be surprisingly expensive. What restrictions are there in the Heath Hayes Lease? It would be wise to investigate if there is anything that is prohibited in the lease. For instance it is very common in Heath Hayes leases that pets are not allowed in certain buildings in Heath Hayes. If you love the apartmentin Heath Hayes but your dog can’t move with you then you will be faced difficult determination.

Other Topics

Lease Extensions in Heath Hayes