Leasehold Conveyancing in Hayes - Get a Quote from the leasehold experts approved by your lender

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When it comes to leasehold conveyancing in Hayes, you will need to chose a conveyancing practitioner with leasehold experience. Whether your lender is to be Halifax, Yorkshire Building Society or Bradford & Bingley make sure you find a lawyer on their panel. Find a Hayes conveyancing lawyer with our search tool

Examples of recent questions relating to leasehold conveyancing in Hayes

I am hoping to exchange soon on a ground floor flat in Hayes. Conveyancing solicitors have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

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

  • The length of the lease term You should be advised as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years
  • Does the lease prohibit wood flooring?
  • Are pets allowed in the flat?
  • You need to be told what counts as a Nuisance in the lease
  • Whether your lease has a provision for a reserve fund?
  • Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
  • Responsibility for repairing the window frames For a comprehensive list of information to be contained in your report on your leasehold property in Hayes please ask your lawyer in advance of your conveyancing in Hayes

    • I have just appointed agents to market my basement apartment in Hayes.Conveyancing solicitors are to be appointed soon but I have just received a quarterly maintenance charge invoice – what should I do?

    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 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. This will smooth the conveyancing process.

    What advice can you give us when it comes to appointing a Hayes conveyancing practice to carry out our lease extension conveyancing?

    If you are instructing a property lawyer for your lease extension (regardless if they are a Hayes conveyancing practice) it is essential 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 Hayes conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions might be helpful:

    • If they are not ALEP accredited then why not?
  • What are the costs for lease extension conveyancing?

    • Can you provide any advice for leasehold conveyancing in Hayes with the aim of speeding up the sale process?

    • A significant proportion of the delay in leasehold conveyancing in Hayes can be reduced where you instruct lawyers the minute you market your property and request that they start to collate the leasehold information needed by the buyers conveyancers.
    • Many landlords or managing agents in Hayes charge for providing management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Hayes.
  • In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Hayes state that internal structural alterations or addition of wooden flooring require a licence from the Landlord approving such alterations. If you dont have the approvals to hand do not communicate with the landlord without contacting your conveyancer first.
  • If you have had any disputes with your freeholder or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unresolved.
  • If you hold a share in a the freehold, you should make sure that you have the original share certificate. Obtaining a replacement share certificate can be a lengthy formality and frustrates many a Hayes home move. Where a reissued share certificate is needed, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity.

    • Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Hayes. Can we issue an application to the Residential Property Tribunal Service?

    Most definitely. We can put you in touch with a Hayes conveyancing firm who can help.

    An example of a Freehold Enfranchisement matter before the tribunal for a Hayes residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The the unexpired residue of the current lease was 69 years.

    What are the frequently found deficiencies that you witness in leases for Hayes properties?

    Leasehold conveyancing in Hayes is not unique. All leases is drafted differently and drafting errors can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:

    • A provision to repair to or maintain parts of the property
    • A duty to insure the building
    • Clauses dealing with recovering service charges for expenditure on the building or common parts.
    • Service charge per centages that don't add up correctly leaving a shortfall

    A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Mortgage Works, and TSB all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.