My partner and I may need to sub-let our Lampeter basement flat temporarily due to taking a sabbatical. We instructed a Lampeter conveyancing practice in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?

Notwithstanding that your previous Lampeter conveyancing lawyer is no longer available you can check your lease to check if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to seek consent from your landlord or some other party prior to subletting. This means that you cannot sublet without prior permission. Such consent should not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord for their consent.

You should [be sent a copy of the lease|receive a copy of the lease]

Due to exchange soon on a ground floor flat in Lampeter. Conveyancing solicitors inform me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

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

• Does the lease require carpeting throughout thus preventing wood flooring?
• Will you be prohibited or prevented from having pets in the property?
• You should have a good understanding of the insurance provisions
• Responsibility for repairing the window frames
• 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 contained in your report on your leasehold property in Lampeter please enquire of your conveyancer in ahead of your conveyancing in Lampeter

I’m about to sell my basement apartment in Lampeter.Conveyancing has not commenced but I have just received a half-yearly maintenance charge demand – what should I do?

The sensible thing to do is clear the service charge 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 until 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. This will smooth the conveyancing process.

I've found a house that seems to be perfect, at a reasonable figure which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Lampeter. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

The majority of houses in Lampeter are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area can assist with the conveyancing process. it is apparent that you are buying in Lampeter so you should seriously consider shopping around for a Lampeter conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer should appraise you on the various issues.

If all goes to plan we aim to complete our sale of a £ 500000 apartment in Lampeter next week. The freeholder has quoted £<Macro 'feeRangeWithVAT'> for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Lampeter?

For the majority of leasehold sales in Lampeter 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 pre-contract questions
• Where consent is required before sale in Lampeter
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Lampeter leasehold premises is £350. For Lampeter 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 supply the information.

Lampeter Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

Is the freehold owned jointly by the tenants? Make sure you investigate if there are any onerous prohibitions in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Lampeter. If you like the apartmentin Lampeter however your cat can’t live with you then you have a very hard choice. The answer will be useful as a) areas can result in problems for the block as the common areas may begin to deteriorate where services remain unpaid b) if the tenants have a dispute with the running of the building you will want to know about it