Guaranteed fixed fees for Leasehold Conveyancing in Mumbles

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Frequently asked questions relating to Mumbles leasehold conveyancing

Having checked my lease I have discovered that there are only Sixty One years remaining on my lease in Mumbles. I need to extend my lease but my landlord is absent. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you have made all reasonable attempts to find the freeholder. In some cases an enquiry agent may be useful to conduct investigations and prepare an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing Mumbles.

Planning to complete next month on a leasehold property in Mumbles. Conveyancing solicitors have said that they report fully within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Mumbles 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 total extent of the premises. This will be the property itself but might include a roof space or cellar if appropriate.
  • You should be told what constitutes a Nuisance in the lease
  • 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
  • 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 a comprehensive list of information to be contained in your report on your leasehold property in Mumbles please enquire of your lawyer in ahead of your conveyancing in Mumbles

    • 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 discovered that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Mumbles. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

    The majority of houses in Mumbles are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. it is apparent that you are buying in Mumbles in which case you should be looking for a Mumbles 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 unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.

    I work for a busy estate agent office in Mumbles where we have experienced a few leasehold sales put at risk due to short leases. I have received conflicting advice from local Mumbles conveyancing solicitors. Could you shed some light as to whether the owner of a flat can instigate the lease extension process for the buyer?

    Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

    Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

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

    • A significant proportion of the frustration in leasehold conveyancing in Mumbles can be avoided if you get in touch lawyers the minute you market your property and ask them to collate the leasehold information needed by the purchasers’ representatives.
    • Many landlords or managing agents in Mumbles levy fees for providing management packs for a leasehold homes. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. 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 Mumbles.
  • In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Mumbles leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence from the Landlord consenting to such alterations. Where you fail to have the paperwork to hand do not communicate with the landlord without contacting your solicitor in the first instance.
  • A minority of Mumbles 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 obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet 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 solicitors.
  • If you are supposed to have a share in the freehold, you should ensure that you are holding the original share document. Obtaining a replacement share certificate can be a lengthy formality and delays many a Mumbles home move. If a duplicate share is necessary, you should approach the company officers or managing agents (where applicable) for this as soon as possible.

    • Mumbles Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

      Who is in charge of the building? It is important to be aware if redecorating or some other significant cost is due in the near future that will be shared amongst the leasehold owners and could well dramatically impact the level of the service costs or require a specific payment. The majority of Mumbles leasehold properties will incur a service bill for maintenance of the block set on behalf of the landlord. Where you buy the apartment you will have to pay this contribution, usually in instalments during the year. This may vary from a few hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent to be met annual, ordinarily this is not a exorbitant amount, say approximately £50-£100 but you should to check as on occasion it can be prohibitively expensive.

    Other Topics

    Lease Extensions in Mumbles