I want to rent out my leasehold apartment in Leyland. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in Leyland do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates 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.

Expecting to complete next month on a basement flat in Leyland. Conveyancing lawyers have said that they will have a report out to me next week. What should I be looking out for?

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

• You should receive a copy of the lease

The total extent of the property. This will be the flat itself but might incorporate a loft or cellar if appropriate.

Defining your legal entitlements in respect of the communal areas in the building.E.G., does the lease contain a right of way over an accessway or staircase?

Does the lease require carpeting throughout thus preventing wood flooring?

You need to be told what counts as a Nuisance in the lease

You should have a good understanding of the insurance provisions

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 details of the information to be included in your report on your leasehold property in Leyland please ask your solicitor in advance of your conveyancing in Leyland

I have just appointed agents to market my garden apartment in Leyland.Conveyancing has not commenced but I have just received a yearly service charge demand – what should I do?

The sensible thing to do is pay 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.

What advice can you give us when it comes to choosing a Leyland conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Leyland conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Leyland conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions might be helpful:

• How familiar is the firm with lease extension legislation?

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

We expect to complete the disposal of our £300000 maisonette in Leyland in 5 days. The managing agents has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Leyland?

Leyland conveyancing on leasehold maisonettes ordinarily involves administration charges raised by management companies :

• Answering pre-exchange enquiries
• Where consent is required before sale in Leyland
• 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 conveyancer will have no control over the level of the charges for this information but the average costs for the information for Leyland leasehold premises is £350. For Leyland 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 the information.

I own a studio flat in Leyland, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable flats in Leyland with a long lease are worth £265,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2084

With only 60 years left to run we estimate the price of your lease extension to be between £25,700 and £29,600 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

Other Topics

Lease Extensions in Leyland