Experts for Leasehold Conveyancing in Kings Heath

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Questions and Answers: Kings Heath leasehold conveyancing

Having had my offer accepted I require leasehold conveyancing in Kings Heath. Before diving in I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Kings Heath - 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've recently bought a leasehold house in Kings Heath. Am I liable to pay service charges for periods before my ownership?

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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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 Kings Heath conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Kings Heath conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Kings Heath conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions might be useful:

  • How familiar is the firm with lease extension legislation?
  • Can they put you in touch with client in Kings Heath who can give a testimonial?

    • Can you provide any top tips for leasehold conveyancing in Kings Heath from the perspective of saving time on the sale process?

    • Much of the frustration in leasehold conveyancing in Kings Heath can be avoided where you get in touch lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the purchasers’ solicitors.
    • Many landlords or Management Companies in Kings Heath levy fees for providing management packs for a leasehold homes. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Kings Heath.
  • In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Kings Heath state that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord approving such works. Should you dont have the approvals in place you should not contact the landlord without checking with your lawyer first.
  • If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be concerned about purchasing a flat where a dispute is unresolved. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unresolved.
  • If you hold a share in a the Management Company, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate can be a lengthy process and slows down many a Kings Heath conveyancing deal. If a new share certificate is required, do contact the company director and secretary or managing agents (where applicable) for this as soon as possible.

    • In relation to leasehold conveyancing in Kings Heath what are the most common lease defects?

    There is nothing unique about leasehold conveyancing in Kings Heath. Most leases is drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

    • Repairing obligations to or maintain parts of the building
    • A duty to insure the building
    • A provision for the recovery of money spent for the benefit of another party.
    • Maintenance charge proportions which don’t add up to the correct percentage

    A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Coventry Building Society, and Barclays Direct all have very detailed 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 purchaser to pull out.

    Kings Heath Conveyancing for Leasehold Flats - Sample of Queries before buying

      How much is the annual service fee and ground rent? Best to be warned whether a new roof is being installed or some other significant cost is due shortly that will be shared between the leaseholders and will materially increase the the maintenance charges or require a one off payment. How many of the leaseholders are in arrears for their maintenance charge payments?

    Other Topics

    Lease Extensions in Kings Heath