Fixed-fee leasehold conveyancing in Turnpike Lane:

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Examples of recent questions relating to leasehold conveyancing in Turnpike Lane

I wish to sublet my leasehold apartment in Turnpike Lane. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Your lease governs the relationship between the freeholder and you the leaseholder; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Turnpike Lane do not prevent subletting altogether – such a provision would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it more attractive. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Turnpike Lane. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Turnpike Lane ?

Most houses in Turnpike Lane are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Turnpike Lane in which case you should be shopping around for a Turnpike Lane conveyancing practitioner and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your conveyancer will advise you fully on all the issues.

Back In 2002, I bought a leasehold house in Turnpike Lane. Conveyancing and Lloyds TSB Bank mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Turnpike Lane who acted for me is not around.What should I do?

First contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Turnpike Lane conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

What advice can you give us when it comes to choosing a Turnpike Lane conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Turnpike Lane conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Turnpike Lane conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions might be of use:

  • Can they put you in touch with client in Turnpike Lane who can give a testimonial?
  • What are the charges for lease extension work?

    • Do you have any advice for leasehold conveyancing in Turnpike Lane with the aim of expediting the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Turnpike Lane can be avoided where you get in touch lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the buyers solicitors.
    • The majority landlords or Management Companies in Turnpike Lane levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Turnpike Lane.
  • In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Turnpike Lane state that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord approving such works. Where you fail to have the consents to hand you should not contact the landlord without checking with your lawyer first.
  • A minority of Turnpike Lane leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.
  • If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Obtaining a re-issued share certificate is often a time consuming formality and delays many a Turnpike Lane conveyancing deal. Where a duplicate share is required, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity.

    • I am the leaseholder of a ground-floor 1960’s flat in Turnpike Lane. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?

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

    An example of a Lease Extension matter before the tribunal for a Turnpike Lane property 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 unexpired term was 81.79 years.