I am hoping to complete next month on a studio apartment in Locks Heath. Conveyancing lawyers assured me 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 Locks Heath should include some of the following:

• You should receive a copy of the lease

Does the lease prevent you from letting out the property, or having a home office for business

You need to be told what counts as a Nuisance in the lease

Whether your lease has a provision for a sinking fund?

Changes to the flat (alterations and additions)

The landlord’s rights to access the flat you be made aware that your landlord has rights of access and I know how much notice s/he must provide.

What the implications are if you breach a clause of your lease? For details of the information to be contained in your report on your leasehold property in Locks Heath please ask your conveyancer in ahead of your conveyancing in Locks Heath

I have just started marketing my 2 bed apartment in Locks Heath.Conveyancing is yet to be initiated but I have just received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge 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 managing agents will not acknowledge the buyer until 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.

My wife and I purchased a leasehold flat in Locks Heath. Conveyancing and Nottingham Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Locks Heath who previously acted has now retired.What should I do?

First make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a Locks Heath conveyancing practitioner to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Can you offer any advice when it comes to choosing a Locks Heath conveyancing firm to carry out our lease extension conveyancing?

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

• If they are not ALEP accredited then why not?

Can they put you in touch with client in Locks Heath who can give a testimonial?

If all goes to plan we aim to complete the disposal of our £300000 flat in Locks Heath in nine days. The management company has quoted £336 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Locks Heath?

For the majority of leasehold sales in Locks Heath conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

• Addressing pre-exchange enquiries
• Where consent is required before sale in Locks Heath
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Locks Heath leasehold property is £350. For Locks Heath 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 obliged to supply the information.

Locks Heath Leasehold Conveyancing - A selection of Questions you should consider before buying

On the whole the outlay for major works tend not to be built into the service charges, albeit that some managing agents in Locks Heath obliged leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. What is the service charge and ground rent on the property? The answer will be useful as a) areas could result in problems in the block as the communal areas may begin to deteriorate if services are not paid for b) if the leaseholders have a dispute with the managing agents you will need to have full disclosure

Other Topics

Lease Extensions in Locks Heath