I wish to let out my leasehold apartment in Kemp Town. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in Kemp Town do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I own a leasehold house in Kemp Town. Conveyancing and Halifax mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Kemp Town who previously acted has now retired.What should I do?

First contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Kemp Town conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

What are your top tips when it comes to appointing a Kemp Town conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Kemp Town conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggested that you speak with several firms including non Kemp Town conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions might be helpful:

• If they are not ALEP accredited then why not?

How many lease extensions has the firm completed in Kemp Town in the last year?

Do you have any advice for leasehold conveyancing in Kemp Town with the aim of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Kemp Town can be reduced if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold information needed by the buyers solicitors.
• The majority landlords or Management Companies in Kemp Town charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Kemp Town.

If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you laid down wooden flooring? Kemp Town leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord approving such changes. Where you dont have the approvals to hand do not contact the landlord without checking with your solicitor first.

Some Kemp Town leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.

If you hold a share in a the freehold, you should make sure that you have the original share certificate. Arranging a duplicate share certificate can be a time consuming formality and delays many a Kemp Town conveyancing transaction. If a reissued share is needed, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later.

We expect to complete the sale of our £500000 maisonette in Kemp Town next Friday . The freeholder has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Kemp Town?

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

• Addressing conveyancing due diligence questions
• Where consent is required before sale in Kemp Town
• 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 Kemp Town leasehold property is £350. For Kemp Town 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 required to supply answers.

I bought a 1st floor flat in Kemp Town, conveyancing formalities finalised in 2001. How much will my lease extension cost? Similar flats in Kemp Town with an extended lease are worth £234,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 2085

With just 63 years remaining on your lease we estimate the price of your lease extension to range between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

Other Topics

Lease Extensions in Kemp Town