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When it comes to leasehold conveyancing in Midsomer Norton, you will need to chose a conveyancing solicitor with leasehold experience. Whether your lender is to be Clydesdale , RBS or Bradford & Bingley be sure to find a lawyer on their panel. Feel free to use our search tool

Questions and Answers: Midsomer Norton leasehold conveyancing

Frank (my husband) and I may need to let out our Midsomer Norton ground floor flat temporarily due to a career opportunity. We used a Midsomer Norton conveyancing practice in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

The lease governs the relationship between the landlord and you the leaseholder; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Midsomer Norton do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I am hoping to complete next month on a studio apartment in Midsomer Norton. Conveyancing solicitors assured me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Midsomer Norton should include some of the following:

  • You should receive a copy of the lease
  • The total extent of the property. This will be the flat itself but might incorporate a roof space or basement if applicable.
  • Setting out your legal entitlements in respect of the communal areas in the block.For example, does the lease provide for a right of way over an accessway or hallways?
  • Do you need to have carpet in the flat or are you allowed wood flooring?
  • Whether the lease restricts you from subletting the property, or working from home
  • 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
  • Changes to the flat (alterations and additions) For details of the information to be included in your report on your leasehold property in Midsomer Norton please enquire of your lawyer in ahead of your conveyancing in Midsomer Norton

    • Back In 2005, I bought a leasehold flat in Midsomer Norton. Conveyancing and Birmingham Midshires mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Midsomer Norton who acted for me is not around.Do I pay?

    The first thing you should do is contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Midsomer Norton conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, 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 Midsomer Norton conveyancing firm to deal with our lease extension?

    If you are instructing a conveyancer for your lease extension (regardless if they are a Midsomer Norton conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggested that you speak with two or three firms including non Midsomer Norton 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 of use:

    • If the firm is not ALEP accredited then what is the reason?
  • What volume of lease extensions has the firm completed in Midsomer Norton in the last twenty four months?

    • Do you have any top tips for leasehold conveyancing in Midsomer Norton with the aim of saving time on the sale process?

    • Much of the frustration in leasehold conveyancing in Midsomer Norton can be reduced where you instruct lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors.
    • Many freeholders or managing agents in Midsomer Norton levy fees for providing management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information 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 Midsomer Norton.
  • If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Midsomer Norton state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Where you dont have the paperwork in place you should not contact the landlord without checking with your conveyancer in the first instance.
  • Some Midsomer Norton leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet 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 service charge figures so that they can pass this information on to the buyers or their solicitors.
  • You may think that you are aware of the number of years left on your lease but you should verify this by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to where the remaining number of years is below 80 years. It is therefore important 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.

    • I purchased a studio flat in Midsomer Norton, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Midsomer Norton with an extended lease are worth £259,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2092

    You have 67 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 plus professional fees.

    The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

    Other Topics

    Lease Extensions in Midsomer Norton