Fixed-fee leasehold conveyancing in Llandaff:

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Frequently asked questions relating to Llandaff leasehold conveyancing

My husband and I may need to sub-let our Llandaff 1st floor flat temporarily due to taking a sabbatical. We instructed a Llandaff conveyancing practice in 2001 but they have since shut and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Some leases for properties in Llandaff do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review 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 consent.

I am hoping to exchange soon on a garden flat in Llandaff. Conveyancing solicitors have said that they will have a report out to me tomorrow. What should I be looking out for?

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

  • You should be sent a copy of the lease
  • Does the lease prevent you from renting out the property, or having a home office for business
  • Ground rent - how much and when you need to pay, and also know whether this will change in the future
  • You should have a good understanding of the insurance provisions
  • Repair and maintenance of the flat
  • 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
  • Responsibility for repairing the window frames For details of the information to be included in your report on your leasehold property in Llandaff please enquire of your lawyer in advance of your conveyancing in Llandaff

  • I've found a house that appears to be perfect, at a reasonable price which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Llandaff. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

    The majority of houses in Llandaff are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Llandaff in which case you should be looking for a Llandaff conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer will appraise you on the various issues.

    Do you have any top tips for leasehold conveyancing in Llandaff from the point of view of speeding up the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Llandaff can be bypassed if you get in touch lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information needed by the buyers conveyancers.
    • Many landlords or managing agents in Llandaff levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Llandaff.
  • In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Llandaff state that internal structural alterations or installing wooden flooring calls for a licence issued by the Landlord consenting to such alterations. Should you dont have the paperwork in place you should not contact the landlord without contacting your lawyer before hand.
  • If you are supposed to have a share in the Management Company, you should make sure that you have the original share certificate. Arranging a re-issued share certificate can be a lengthy process and slows down many a Llandaff conveyancing transaction. Where a reissued share is necessary, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity.
  • You may think that you are aware of the number of years left on your lease but you should verify this by asking your lawyers. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. It is therefore important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

  • If all goes to plan we aim to complete the sale of our £175000 flat in Llandaff in nine days. The landlords agents has quoted £348 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Llandaff?

    Llandaff conveyancing on leasehold apartments usually requires the purchaser’s solicitor submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be willing to assist. They may invoice a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some situations it exceeds £800. The administration charge invoiced by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that one has little option but to pay whatever is requested of you if you want to sell the property.

    I am the registered owner of a 1st floor flat in Llandaff, conveyancing having been completed in 2009. Can you work out an approximate cost of a lease extension? Equivalent flats in Llandaff with a long lease are worth £221,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2080

    With just 59 years unexpired we estimate the price of your lease extension to span between £20,000 and £23,000 as well as costs.

    The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

    Other Topics

    Lease Extensions in Llandaff