Guaranteed fixed fees for Leasehold Conveyancing in Shooter's Hill

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

Shooter's Hill leasehold conveyancing: Q and A’s

I am intending to rent out my leasehold flat in Shooter's Hill. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Notwithstanding that your previous Shooter's Hill conveyancing lawyer is no longer available you can check your lease to see if you are permitted to let out the premises. The rule is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you must obtain consent from your landlord or some other party before subletting. The net result is you not allowed to sublet without prior consent. The consent is not allowed to be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you should ask your landlord for their consent.

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

The report on title for your leasehold conveyancing in Shooter's Hill should include some of the following:

  • You should be sent a copy of the lease
  • The total extent of the property. This will be the property itself but could also include a roof space or basement if applicable.
  • 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
  • Whether your lease has a provision for a reserve fund?
  • Responsibility for repairing the window frames
  • What options are open to you if a neighbour is in violation of a provision in their lease? For details of the information to be included in your report on your leasehold property in Shooter's Hill please enquire of your conveyancer in ahead of your conveyancing in Shooter's Hill

  • Last month I purchased a leasehold property in Shooter's Hill. Am I liable to pay service charges relating to a period prior to completion of my purchase?

    Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

    If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

    What advice can you give us when it comes to finding a Shooter's Hill conveyancing practice to carry out our lease extension conveyancing?

    When appointing a property lawyer for lease extension works (regardless if they are a Shooter's Hill conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Shooter's Hill conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions might be helpful:

    • If they are not ALEP accredited then what is the reason?
  • What volume of lease extensions has the firm conducted in Shooter's Hill in the last year?

  • Can you provide any advice for leasehold conveyancing in Shooter's Hill from the point of view of expediting the sale process?

    • Much of the frustration in leasehold conveyancing in Shooter's Hill can be bypassed if you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers representatives.
    • Many freeholders or Management Companies in Shooter's Hill levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Shooter's Hill.
  • 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 Shooter's Hill state that internal structural alterations or installing wooden flooring calls for a licence from the Landlord consenting to such alterations. Where you dont have the consents to hand do not contact the landlord without contacting your solicitor before hand.
  • If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Obtaining a new share certificate is often a lengthy formality and frustrates many a Shooter's Hill conveyancing transaction. Where a reissued share is necessary, you should approach the company officers or managing agents (if relevant) for this as soon as possible.
  • You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the lease term is under 75 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

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

    Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to assess the price payable.

    An example of a Lease Extension decision for a Shooter's Hill property is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.