Fixed-fee leasehold conveyancing in Lynmouth:

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Lynmouth leasehold conveyancing Example Support Desk Enquiries

Expecting to sign contracts shortly on a basement flat in Lynmouth. Conveyancing lawyers 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 Lynmouth should include some of the following:

  • The total extent of the demise. This will be the flat itself but may include a loft or cellar if applicable.
  • You should be told what counts as a Nuisance in the lease
  • Ground rent - how much and when you need to pay, and also know whether this is subject to change
  • You should have a good understanding of the insurance provisions
  • I don't know whether the lease allows me to alter or improve anything in the flat - you should know whether it applies to all alterations or just structural alteration, and whether consent is required
  • The landlord’s rights to access the flat you be made aware that your landlord has rights of access and I know how much notice s/he must provide.
  • What the implications are if you breach a clause of your lease? For details of the information to be included in your report on your leasehold property in Lynmouth please enquire of your lawyer in advance of your conveyancing in Lynmouth

    • I own a leasehold flat in Lynmouth. Conveyancing and Bank of Ireland mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Lynmouth who acted for me is not around.Any advice?

    First make enquiries of HMLR to make sure that this person is in fact the new freeholder. You do not need to incur the fees of a Lynmouth conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

    Can you offer any advice when it comes to finding a Lynmouth conveyancing firm to deal with our lease extension?

    When appointing a solicitor for your lease extension (regardless if they are a Lynmouth conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggested that you speak with several firms including non Lynmouth 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 useful:

    • How many lease extensions has the firm completed in Lynmouth in the last 12 months?
  • Can they put you in touch with client in Lynmouth who can give a testimonial?

    • Can you provide any top tips for leasehold conveyancing in Lynmouth with the aim of saving time on the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Lynmouth can be bypassed where you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the purchasers’ representatives.
    • In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Lynmouth state that internal structural changes or addition of wooden flooring require a licence from the Landlord acquiescing to such works. Should you fail to have the approvals to hand you should not communicate with the landlord without checking with your conveyancer in the first instance.
  • Some Lynmouth leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents 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 yearly 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 service charge figures so that they can pass this information on to the buyers or their lawyers.
  • If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share document. Obtaining a re-issued share certificate can be a time consuming process and delays many a Lynmouth conveyancing deal. If a new share certificate is needed, do contact the company officers or managing agents (where relevant) for this as soon as possible.
  • You believe that you know the number of years remaining on your lease but it would be wise to double-check via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is under 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

    • We expect to complete our sale of a £150000 flat in Lynmouth in nine days. The managing agents has quoted £360 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Lynmouth?

    Lynmouth conveyancing on leasehold apartments normally necessitates the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be content to do so. They are entitled charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some situations it exceeds £800. The management information fee required by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration charges, without which the charge is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

    Lynmouth Leasehold Conveyancing - A selection of Queries Prior to buying

      For many Lynmouth leaseholds the outlay for major works tend not to be included within service charges, although some managing agents in Lynmouth require leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for larger works. Are there any major works in the near future that could add a premium to the maintenance fees? If a Lynmouth lease has fewer than eighty years it will have adverse implications on the salability of the property. It is worth checking with your mortgage company that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you would need to own the residence for 24 months before you are legally able to extend the lease.

    Other Topics

    Lease Extensions in Lynmouth