I am in need of some leasehold conveyancing in Hoole. Before I get started I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and almost all are in Hoole - then the leasehold title will always include the basic details 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.

I am hoping to sign contracts shortly on a studio apartment in Hoole. Conveyancing solicitors inform me that they will have a report out to me next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Hoole should include some of the following:

• Are pets allowed in the flat?

You must be told what counts as a Nuisance in the lease

Repair and maintenance of the flat

Changes to the flat (alterations and additions)

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

What you can do if a neighbour is in violation of a provision in their lease?

What the implications are if you breach a clause of your lease? For details of the information to be included in your report on your leasehold property in Hoole please enquire of your solicitor in ahead of your conveyancing in Hoole

I work for a long established estate agent office in Hoole where we have witnessed a few flat sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Hoole conveyancing solicitors. Please can you confirm whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

What advice can you give us when it comes to choosing a Hoole conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Hoole conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggested that you make enquires with several firms including non Hoole conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions could be of use:

• What volume of lease extensions have they conducted in Hoole in the last year?

What are the legal fees for lease extension conveyancing?

We expect to complete the sale of our £425000 garden flat in Hoole on Wednesday in a week. The management company has quoted £360 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Hoole?

For most leasehold sales in Hoole conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

• Answering pre-contract questions
• Where consent is required before sale in Hoole
• 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 Hoole leasehold property is £350. For Hoole 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.

Hoole Leasehold Conveyancing - Sample of Queries Prior to Purchasing

Make sure you investigate if there is anything that is prohibited in the lease. For instance it is very common in Hoole leases that pets are not permitted in certain buildings in Hoole. If you love the propertyin Hoole but your dog can’t live with you then you will be presented with a difficult compromise. Is there a share of the freehold? Are there any major works in the near future that could increase the maintenance costs?

Other Topics

Lease Extensions in Hoole