My wife and I may need to rent out our Llanfairpwllgwyngyll ground floor flat temporarily due to a career opportunity. We used a Llanfairpwllgwyngyll conveyancing firm in 2002 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Even though your previous Llanfairpwllgwyngyll conveyancing lawyer is not around you can review your lease to see if it allows you to sublet the property. The accepted inference is that if the deeds are silent, subletting is allowed. There may be a precondition that you need to seek consent from your landlord or some other party prior to subletting. The net result is that you cannot sublet in the absence of first obtaining consent. Such consent must not not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

Expecting to complete next month on a ground floor flat in Llanfairpwllgwyngyll. Conveyancing lawyers assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

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

• Are pets allowed in the flat?

You must be told what counts as a Nuisance in the lease

Ground rent - how much and when you need to pay, and also know whether this is subject to change

An explanation as to the provision in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder has

Changes to the flat (alterations and additions)

What options are open to you if a neighbour breach a clause of their lease?

What the implications are if you breach a clause of your lease? For a comprehensive list of information to be included in your report on your leasehold property in Llanfairpwllgwyngyll please enquire of your lawyer in ahead of your conveyancing in Llanfairpwllgwyngyll

I have just appointed agents to market my garden flat in Llanfairpwllgwyngyll.Conveyancing lawyers have not yet been instructed but I have just had a half-yearly service charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should 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.

I am looking at a two maisonettes in Llanfairpwllgwyngyll which have approximately fifty years left on the leases. should I be concerned?

A lease is a legal document that entitles you to use the premises for a period of time. As a lease gets shorter the saleability of the lease deteriorate and results in it becoming more expensive to extend the lease. This is why it is advisable to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease extension can be a difficult process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this arena

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £175000 maisonette in Llanfairpwllgwyngyll in just under a week. The freeholder has quoted £324 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Llanfairpwllgwyngyll?

Llanfairpwllgwyngyll conveyancing on leasehold apartments ordinarily involves fees being invoiced by managing agents :

• Addressing conveyancing due diligence enquiries
• Where consent is required before sale in Llanfairpwllgwyngyll
• 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 solicitor will have no control over the level of the charges for this information but the average costs for the information for Llanfairpwllgwyngyll leasehold premises is £350. For Llanfairpwllgwyngyll 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 provide the information.

I am the registered owner of a leasehold flat in Llanfairpwllgwyngyll, conveyancing was carried out 2011. Can you work out an approximate cost of a lease extension? Similar flats in Llanfairpwllgwyngyll with an extended lease are worth £221,000. The ground rent is £65 levied per year. The lease expires on 21st October 2096

With just 71 years left to run the likely cost is going to span between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

Other Topics

Lease Extensions in Llanfairpwllgwyngyll