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When it comes to leasehold conveyancing in Ogmore Vale, you will need to chose a conveyancing lawyer with leasehold experience. Whether your mortgage company is to be Santander, Birmingham Midshires or NatWest make sure you find a lawyer on their approved list. Feel free to use our search tool

Common questions relating to Ogmore Vale leasehold conveyancing

There are only Fifty years left on my flat in Ogmore Vale. I am keen to get lease extension but my freeholder is can not be found. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you have made all reasonable attempts to track down the lessor. On the whole an enquiry agent would be helpful to conduct investigations and prepare an expert document to be used as proof that the freeholder can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Ogmore Vale.

I am hoping to exchange soon on a basement flat in Ogmore Vale. Conveyancing lawyers inform me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

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

  • The total extent of the demise. This will be the flat itself but may include a roof space or basement if appropriate.
  • Does the lease prevent you from subletting the flat, or having a home office for business
  • Ground rent - how much and when you need to pay, and also know whether this is subject to change
  • Changes to the flat (alterations and additions)
  • 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.
  • Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
  • What options are open to you if a neighbour is in violation of a provision in their lease? For a comprehensive list of information to be contained in your report on your leasehold property in Ogmore Vale please ask your lawyer in advance of your conveyancing in Ogmore Vale

    • Back In 2009, I bought a leasehold flat in Ogmore Vale. Conveyancing and Barnsley Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Ogmore Vale who previously acted has long since retired.What should I do?

    The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Ogmore Vale conveyancing solicitor 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 legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

    Can you provide any top tips for leasehold conveyancing in Ogmore Vale from the point of view of saving time on the sale process?

    • A significant proportion of the frustration in leasehold conveyancing in Ogmore Vale can be bypassed where you appoint lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the buyers lawyers.
    • 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 Ogmore Vale state that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord acquiescing to such changes. Should you fail to have the consents to hand do not communicate with the landlord without contacting your lawyer first.
  • If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unsettled.
  • If you hold a share in a the freehold, you should make sure that you hold the original share certificate. Obtaining a re-issued share certificate can be a time consuming process and slows down many a Ogmore Vale conveyancing transaction. Where a new share is required, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity.
  • You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is under 75 years. In the circumstances it is important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

    • All being well we will complete the sale of our £450000 flat in Ogmore Vale next week. The landlords agents has quoted £408 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Ogmore Vale?

    Ogmore Vale conveyancing on leasehold maisonettes normally necessitates the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to do so. They are entitled invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee required by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the charge is not strictly payable. In reality you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

    Ogmore Vale Leasehold Conveyancing - Examples of Questions you should consider before buying

      How much is the service charge and ground rent on the flat? Is there a share of the freehold? Where a Ogmore Vale lease has fewer than 80 years it will have adverse implications on the marketability of the flat. It is worth checking with your mortgage company that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out what this will be. Remember, in most cases you will need to own the property for a couple of years in order to be entitled to exercise a lease extension.

    Other Topics

    Lease Extensions in Ogmore Vale