Fixed-fee leasehold conveyancing in Llanelli:

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Frequently asked questions relating to Llanelli leasehold conveyancing

Planning to complete next month on a garden flat in Llanelli. Conveyancing lawyers inform me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

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

  • You should be sent a copy of the lease
  • You must be told what constitutes a Nuisance in the lease
  • 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
  • The landlord’s obligations to repair and maintain the building. It is important that you know who is responsible for the repair and maintenance of every part of the building
  • Responsibility for repairing the window frames For a comprehensive list of information to be included in your report on your leasehold property in Llanelli please enquire of your conveyancer in advance of your conveyancing in Llanelli

    • I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have subsequently found out that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Llanelli. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Llanelli ?

    The majority of houses in Llanelli are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Llanelli so you should seriously consider looking for a Llanelli conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’sconsent to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your solicitor should report to you on the legal implications.

    I've recently bought a leasehold house in Llanelli. Am I liable to pay service charges for periods before completion of my purchase?

    Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

    If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

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

    When appointing a solicitor for lease extension works (regardless if they are a Llanelli conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Llanelli conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions could be helpful:

    • If the firm is not ALEP accredited then why not?
  • What are the legal fees for lease extension conveyancing?

    • Can you provide any advice for leasehold conveyancing in Llanelli with the purpose of saving time on the sale process?

    • Much of the frustration in leasehold conveyancing in Llanelli can be reduced if you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the buyers conveyancers.
    • The majority landlords or Management Companies in Llanelli levy fees for providing management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Llanelli.
  • In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Llanelli leases often stipulate that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord consenting to such works. Should you fail to have the paperwork in place do not communicate with the landlord without checking with your lawyer first.
  • If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than unsettled.
  • If you have the benefit of shareholding in the freehold, you should ensure that you have the original share document. Arranging a new share certificate is often a time consuming process and slows down many a Llanelli home move. If a reissued share certificate is required, do contact the company officers or managing agents (where applicable) for this as soon as possible.

    • Llanelli Leasehold Conveyancing - A selection of Queries before Purchasing

      How is the lease structured? The best form of lease structure is where the freehold reversion is owned by the leaseholders. In this scenario the tenants benefit from control and although a managing agent is usually retained where the building is larger than a house conversion, the managing agent employed by the leaseholders. Who are the managing agents?

    Other Topics

    Lease Extensions in Llanelli