Due to sign contracts shortly on a garden flat in Kelsall. Conveyancing lawyers inform me that they are sending me a report 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 Kelsall should include some of the following:

• The physical extent of the property. This will be the property itself but could also include a roof space or cellar if appropriate.
• Setting out your rights in relation to common areas in the block.For example, does the lease provide for a right of way over a path or hallways?
• Does the lease require carpeting throughout thus preventing wood flooring?
• 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
• 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.

I’m about to sell my basement flat in Kelsall.Conveyancing is yet to be initiated but I have just had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you clear 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. Having a clear account will assist your cause and will leave you no worse off financially.

I am tempted by the attractive purchase price for a couple of apartments in Kelsall which have in the region of forty five years unexpired on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the premises for a period of time. As the lease shortens the marketability of the lease reduces and results in it becoming more costly to extend the lease. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this area

I am employed by a busy estate agent office in Kelsall where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have received inconsistent advice from local Kelsall conveyancing solicitors. Please can you confirm whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

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 purchaser.

What are your top tips when it comes to choosing a Kelsall conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Kelsall conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggested that you speak with several firms including non Kelsall conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions could be useful:

• How many lease extensions has the firm carried out in Kelsall in the last 12 months?
• What are the charges for lease extension conveyancing?

Kelsall Conveyancing for Leasehold Flats - Examples of Queries before buying

How long is the Lease? Plenty Kelsall leasehold flats will have a service charge for the upkeep of the block set on behalf of the management company. Should you purchase the apartment you will have to meet this contribution, normally quarterly throughout the year. This may vary from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a rentcharge to be met annual, normally this is not a exorbitant sum, say about £50-£100 but you need to check as on occasion it can be many hundreds of pounds. The prefered form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this arrangement the tenants enjoy being in charge if their destiny and even though a managing agent is usually retained where the building is larger than a house conversion, the managing agent is directed by the tenants.