Harry (my fiance) and I may need to let out our Mold ground floor flat for a while due to taking a sabbatical. We used a Mold conveyancing practice in 2003 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?

A small minority of properties in Mold do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Due to complete next month on a basement flat in Mold. Conveyancing solicitors inform me that they are sending me a report on Monday. What should I be looking out for?

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

• You should be sent a copy of the lease

I have just started marketing my garden flat in Mold.Conveyancing solicitors are to be appointed soon but I have just received a yearly maintenance charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is clear the service charge as normal because all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Mold. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

Most houses in Mold are freehold rather than 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. it is apparent that you are buying in Mold so you should seriously consider shopping around for a Mold conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer should appraise you on the various issues.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £500000 maisonette in Mold on Monday in a week. The management company has quoted £408 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Mold?

Mold conveyancing on leasehold apartments normally involves the purchaser’s solicitor sending questions for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be content to assist. They are at liberty levy a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, otherwise the charge is not strictly payable. In reality you have no option but to pay whatever is demanded should you wish to complete the sale of your home.

Leasehold Conveyancing in Mold - Sample of Queries Prior to buying

In the main the cost for major works tend not to be built into the service charges, albeit that a few managing agents in Mold obliged tenants to pay into a sinking fund and this is used to offset against larger works. Please note that where the lease has less than eighty years it will affect the marketability of the flat. It is worth checking with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will probably need a lease extension at some point and it is worth discovering how much this would cost. For most Moldlease extensions you will need to own the property for 24 months before you are eligible to extend the lease. Best to be warned if redecorating or some other significant cost is anticipated to be shared by the tenants and will materially impact the level of the maintenance charges or require a specific invoice.

Other Topics

Lease Extensions in Mold