Fixed-fee leasehold conveyancing in Highnam:

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

Examples of recent questions relating to leasehold conveyancing in Highnam

Harry (my fiance) and I may need to rent out our Highnam ground floor flat temporarily due to taking a sabbatical. We instructed a Highnam conveyancing firm in 2003 but they have closed and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?

Even though your last Highnam conveyancing lawyer is not available you can check your lease to check if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain consent from your landlord or some other party in advance of subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. The consent must not not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

Planning to sign contracts shortly on a garden flat in Highnam. Conveyancing lawyers assured me that they are sending me a report tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Highnam 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 your lease has a provision for a sinking fund?
  • Repair and maintenance of the flat
  • Changes to the flat (alterations and additions)
  • 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 details of the information to be included in your report on your leasehold property in Highnam please ask your conveyancer in ahead of your conveyancing in Highnam

    • I today plan to offer on a house that appears to be perfect, at a great figure which is making it all the more appealing. I have subsequently found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Highnam. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Highnam ?

    Most houses in Highnam are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area can help the conveyancing process. It is clear that you are purchasing in Highnam in which case you should be shopping around for a Highnam conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should appraise you on the various issues.

    Can you offer any advice when it comes to choosing a Highnam conveyancing practice to deal with our lease extension?

    When appointing a conveyancer for lease extension works (regardless if they are a Highnam conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Highnam conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions could be helpful:

    • How many lease extensions have they completed in Highnam in the last year?
  • Can they put you in touch with client in Highnam who can give a testimonial?

    • Do you have any advice for leasehold conveyancing in Highnam from the point of view of saving time on the sale process?

    • A significant proportion of the delay in leasehold conveyancing in Highnam can be avoided where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
    • The majority freeholders or Management Companies in Highnam levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Highnam.
  • In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Highnam state that internal structural alterations or installing wooden flooring require a licence from the Landlord consenting to such alterations. Where you fail to have the approvals in place you should not contact the landlord without checking with your conveyancer first.
  • If you hold a share in a the freehold, you should make sure that you hold the original share certificate. Organising a new share certificate is often a lengthy formality and slows down many a Highnam home move. If a duplicate share is needed, do contact the company director and secretary or managing agents (where applicable) 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 lawyer will not be happy to advise their client to where the lease term is below 75 years. In the circumstances it is important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

    • I acquired a leasehold flat in Highnam, conveyancing was carried out 1995. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Highnam with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced every year. The lease ceases on 21st October 2074

    You have 53 years left to run the likely cost is going to be between £27,600 and £31,800 as well as costs.

    The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

    Other Topics

    Lease Extensions in Highnam