I am intending to let out my leasehold apartment in The Hyde. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A lease dictates the relationship between the landlord and you the leaseholder; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in The Hyde do not contain strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Planning to exchange soon on a ground floor flat in The Hyde. Conveyancing solicitors inform me that they are sending me a report on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in The Hyde 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 physical extent of the premises. This will be the apartment itself but could also incorporate a loft or cellar if applicable.

Do you need to have carpet in the flat or are you allowed wood flooring?

You should be told what counts as a Nuisance in the lease

You should have a good understanding of the insurance provisions

Changes to the flat (alterations and additions)

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 The Hyde please ask your solicitor in advance of your conveyancing in The Hyde

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in The Hyde. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

Most houses in The Hyde are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in The Hyde so you should seriously consider looking for a The Hyde conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your lawyer should appraise you on the various issues.

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

When appointing a conveyancer for lease extension works (regardless if they are a The Hyde conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non The Hyde conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions could be helpful:

• Can they put you in touch with client in The Hyde who can give a testimonial?

What are the charges for lease extension work?

Completion in due on the sale of our £125000 apartment in The Hyde on Friday in a week. The freeholder has quoted £396 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in The Hyde?

The Hyde conveyancing on leasehold flats typically necessitates administration charges invoiced by freeholders :

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

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for The Hyde leasehold premises is £350. For The Hyde 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 required to provide answers.

I am the proprietor of a ground-floor 1960’s flat in The Hyde. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?

Most definitely. We are happy to put you in touch with a The Hyde conveyancing firm who can help.

An example of a Lease Extension decision for a The Hyde residence is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case was in relation to 1 flat. The the unexpired residue of the current lease was 71 years.