Fixed-fee leasehold conveyancing in Llwyngwril:

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Any conveyancing solicitor can theoretically deal with your leasehold conveyancing in Llwyngwril, your mortgage provider may unwilling to work with them if the firm are not on their list of approved solicitors for conveyancing

Recently asked questions relating to Llwyngwril leasehold conveyancing

Back In 2005, I bought a leasehold flat in Llwyngwril. Conveyancing and Yorkshire Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Llwyngwril who acted for me is not around.Any advice?

First contact the Land Registry to be sure that this person is indeed the new freeholder. You do not need to instruct a Llwyngwril conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am tempted by the attractive purchase price for a couple of apartments in Llwyngwril both have about 50 years remaining on the leases. Do I need to be concerned?

A lease is a right to use the premises for a period of time. As a lease gets shorter the value of the lease deteriorate and it becomes more expensive to acquire a lease extension. For this reason it is often a good idea to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We advise that you seek professional help from a solicitor and surveyor with experience in this arena

Can you offer any advice when it comes to finding a Llwyngwril conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Llwyngwril conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Llwyngwril conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions could be of use:

  • How many lease extensions has the firm conducted in Llwyngwril in the last twenty four months?
  • Can they put you in touch with client in Llwyngwril who can give a testimonial?

    • Can you provide any top tips for leasehold conveyancing in Llwyngwril from the point of view of speeding up the sale process?

    • Much of the frustration in leasehold conveyancing in Llwyngwril can be bypassed if you appoint lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ representatives.
    • In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Llwyngwril state that internal structural changes or installing wooden flooring require a licence from the Landlord approving such alterations. If you fail to have the paperwork in place do not contact the landlord without checking with your lawyer in the first instance.
  • A minority of Llwyngwril leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.
  • If you hold a share in a the freehold, you should ensure that you hold the original share document. Arranging a re-issued share certificate can be a lengthy formality and frustrates many a Llwyngwril conveyancing transaction. Where a new share certificate is needed, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible.
  • You may think that you are aware of the number of years left on your lease but it would be wise to verify this via your conveyancers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is under 75 years. It is therefore essential at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

    • All being well we will complete the sale of our £375000 garden flat in Llwyngwril next Friday . The managing agents has quoted £408 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Llwyngwril?

    Llwyngwril conveyancing on leasehold apartments more often than not necessitates the purchaser’s solicitor sending questions for the landlord to answer. Although the landlord is not legally bound to respond to these enquiries most will be content to do so. They may invoice a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some cases it is in excess of £800. The management information fee levied by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, without which the invoice is technically not due. In reality you have little choice but to pay whatever is demanded if you want to complete the sale of your home.

    Llwyngwril Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

      Can you inform me if there are any major works anticipated that will add a premium to the service costs? Who are the managing agents? The answer will be useful as a) areas can result in problems for the block as the communal areas may begin to deteriorate where maintenance are not paid for b) if the leaseholders have a dispute with the managing agents you will need to have complete disclosure

    Other Topics

    Lease Extensions in Llwyngwril