Guaranteed fixed fees for Leasehold Conveyancing in Bounds Green

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Sample questions relating to Bounds Green leasehold conveyancing

Harry (my fiance) and I may need to rent out our Bounds Green ground floor flat temporarily due to a career opportunity. We instructed a Bounds Green conveyancing practice in 2004 but they have since shut and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

A small minority of properties in Bounds Green do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Looking forward to exchange soon on a basement flat in Bounds Green. Conveyancing solicitors have said that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

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

  • Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, landlord
  • The total extent of the premises. This will be the apartment itself but may include a roof space or cellar if appropriate.
  • Defining your legal entitlements in relation to the communal areas in the building.E.G., does the lease permit a right of way over a path or hallways?
  • You should have a good understanding of the insurance provisions
  • Repair and maintenance of the flat
  • Changes to the flat (alterations and additions)
  • 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 For details of the information to be contained in your report on your leasehold property in Bounds Green please enquire of your lawyer in ahead of your conveyancing in Bounds Green

    • I own a leasehold house in Bounds Green. Conveyancing and Halifax mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Bounds Green who previously acted has now retired.Any advice?

    First contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Bounds Green conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

    I am a negotiator for a busy estate agency in Bounds Green where we see a number of leasehold sales jeopardised due to short leases. I have received conflicting advice from local Bounds Green conveyancing firms. Can you clarify whether the vendor of a flat can instigate the lease extension formalities for the buyer?

    Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

    Alternatively, it may be possible 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 buyer.

    Can you offer any advice when it comes to finding a Bounds Green conveyancing practice to deal with our lease extension?

    When appointing a conveyancer for your lease extension (regardless if they are a Bounds Green conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Bounds Green conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions might be helpful:

    • How experienced is the firm with lease extension legislation?
  • Can they put you in touch with client in Bounds Green who can give a testimonial?

    • I am the proprietor of a a ground floor purpose built flat in Bounds Green. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?

    You certainly can. We are happy to put you in touch with a Bounds Green conveyancing firm who can help.

    An example of a Lease Extension matter before the tribunal for a Bounds Green premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case was in relation to 1 flat. The the unexpired term as at the valuation date was 81.79 years.