Fixed-fee leasehold conveyancing in Houghton Regis:

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Common questions relating to Houghton Regis leasehold conveyancing

I would like to sublet my leasehold flat in Houghton Regis. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Your lease governs relations between the freeholder and you the flat owner; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Houghton Regis do not prevent subletting altogether – such a provision would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

Expecting to sign contracts shortly on a ground floor flat in Houghton Regis. Conveyancing lawyers have said that they report fully on Monday. What should I be looking out for?

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

  • The length of the lease term You should be advised as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years
  • Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, landlord
  • The physical extent of the premises. This will be the apartment itself but could also incorporate a roof space or basement if applicable.
  • Setting out your legal entitlements in relation to common areas in the building.For example, does the lease include a right of way over a path or staircase?
  • 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 rights to access the flat you be made aware that your landlord has rights of access and I know how much notice s/he must provide. For details of the information to be contained in your report on your leasehold property in Houghton Regis please ask your conveyancer in ahead of your conveyancing in Houghton Regis

    • I've recently bought a leasehold flat in Houghton Regis. Am I liable to pay service charges for periods before completion of my purchase?

    Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure 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).

    What are your top tips when it comes to choosing a Houghton Regis conveyancing firm to carry out our lease extension conveyancing?

    When appointing a solicitor for lease extension works (regardless if they are a Houghton Regis 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 two or three firms including non Houghton Regis conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions could be of use:

    • How many lease extensions has the firm conducted in Houghton Regis in the last year?
  • Can they put you in touch with client in Houghton Regis who can give a testimonial?

    • In relation to leasehold conveyancing in Houghton Regis what are the most frequent lease problems?

    Leasehold conveyancing in Houghton Regis is not unique. Most leases is drafted differently and drafting errors can result in certain clauses are not included. The following missing provisions could result in a defective lease:

    • Repairing obligations to or maintain parts of the building
    • Insurance obligations
    • A provision for the recovery of money spent for the benefit of another party.
    • Service charge per centages that don't add up correctly leaving a shortfall

    A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Norwich and Peterborough Building Society, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the buyer to withdraw.

    Leasehold Conveyancing in Houghton Regis - Sample of Queries before Purchasing

      This information is useful as a) areas may result in problems for the block as the common areas may begin to deteriorate where services remain unpaid b) if the leasehold owners have a dispute with the managing agents you will wish to know about it Its a good idea to discover as much as you can concerning the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to every day issues such as the upkeep of the communal areas. Ask prospective neighbours what they think of them. On a final note, be sure you understand the dates that you are obliged pay the service charge to the appropriate party and specifically what you get for your money. Make sure you discover if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Houghton Regis. If you love the flatin Houghton Regis but your cat is not allowed to live with you then you will be presented with a difficult choice.

    Other Topics

    Lease Extensions in Houghton Regis