My partner and I may need to let out our Lampeter basement flat temporarily due to a new job. We used a Lampeter conveyancing firm in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your last Lampeter conveyancing solicitor is not around you can review your lease to check if you are permitted to let out the property. The accepted inference is that if the lease is silent, subletting is allowed. There may be a precondition that you need to obtain consent from your landlord or some other party prior to subletting. This means you not allowed to sublet without prior consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

Planning to exchange soon on a leasehold property in Lampeter. Conveyancing lawyers inform me that they will have a report out to me on Monday. What should I be looking out for?

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

• Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, landlord

The total extent of the demise. This will be the apartment itself but might include a roof space or basement if appropriate.

Does the lease prohibit wood flooring?

Does the lease prevent you from renting out the property, or working from home

You need to be told what constitutes a Nuisance in the lease

Whether your lease has a provision for a sinking fund?

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 For a comprehensive list of information to be contained in your report on your leasehold property in Lampeter please enquire of your solicitor in ahead of your conveyancing in Lampeter

Back In 2001, I bought a leasehold house in Lampeter. Conveyancing and Coventry Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Lampeter who previously acted has long since retired.What should I do?

First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Lampeter conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Can you offer any advice when it comes to choosing a Lampeter conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Lampeter conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Lampeter conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions might be useful:

• Can they put you in touch with client in Lampeter who can give a testimonial?

What are the costs for lease extension work?

We expect to complete our sale of a £325000 maisonette in Lampeter in seven days. The landlords agents has quoted £360 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Lampeter?

Lampeter conveyancing on leasehold flats typically necessitates fees being raised by management companies :

• Addressing conveyancing due diligence enquiries
• Where consent is required before sale in Lampeter
• Copies of the building insurance and schedule
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your lawyer 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 Leasehold Conveyancing - Sample of Queries before Purchasing

Who are the managing agents? How is the lease structured? Its a good idea to discover as much as you can concerning the managing agents as they will affect 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 day to day matters like the upkeep of the common parts. Don't be shy to ask other tenants what they think of their service. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what it includes.

Other Topics

Lease Extensions in Lampeter