I am on look out for some leasehold conveyancing in Llandudno Junction. Before I get started I require certainty as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Llandudno Junction - then the leasehold title will always include the short particulars 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 have just appointed agents to market my 2 bed apartment in Llandudno Junction.Conveyancing has not commenced but I have just had a half-yearly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should 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 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.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since found out that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Llandudno Junction. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

The majority of houses in Llandudno Junction are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. It is clear that you are buying in Llandudno Junction so you should seriously consider shopping around for a Llandudno Junction conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant 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 conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.

I am a negotiator for a reputable estate agency in Llandudno Junction where we see a number of flat sales derailed as a result of short leases. I have been given conflicting advice from local Llandudno Junction conveyancing solicitors. Please can you confirm whether the seller of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Can you offer any advice when it comes to appointing a Llandudno Junction conveyancing firm to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Llandudno Junction conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Llandudno Junction conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions could be useful:

• If they are not ALEP accredited then why not?

Llandudno Junction Leasehold Conveyancing - Examples of Queries Prior to buying

For most Llandudno Junction leaseholds the outlay for major works are not included within service charges, although some managing agents in Llandudno Junction obliged tenants to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. Please tell me if there are any major works on the horizon that could add a premium to the maintenance costs? Be sure to investigate if the the lease contains any unreasonable restrictions in the lease. For instance it is fairly common in Llandudno Junction leases that pets are not allowed in certain buildings in Llandudno Junction. If you love the flatin Llandudno Junction however your cat is not allowed to live with you then you will be faced hard decision.

Other Topics

Lease Extensions in Llandudno Junction