Fixed-fee leasehold conveyancing in Pangbourne:

When it comes to leasehold conveyancing in Pangbourne, you will need to appoint a conveyancing solicitor with leasehold experience. Whether your lender is to be Clydesdale , Birmingham Midshires or Bradford & Bingley be sure to find a lawyer on their panel. Find a Pangbourne conveyancing lawyer with our search tool

Questions and Answers: Pangbourne leasehold conveyancing

Harry (my fiance) and I may need to rent out our Pangbourne basement flat temporarily due to taking a sabbatical. We used a Pangbourne conveyancing practice in 2001 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Pangbourne do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold 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 permission.

I have recently realised that I have 68 years remaining on my flat in Pangbourne. I need to get lease extension but my freeholder is absent. What options are available to me?

On the basis that you meet the appropriate requirements, 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 lessor. On the whole an enquiry agent should be useful to try and locate and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court covering Pangbourne.

Planning to complete next month on a ground floor flat in Pangbourne. Conveyancing solicitors have said that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Pangbourne should include some of the following:

  • The physical extent of the demise. This will be the flat itself but may incorporate a roof space or cellar if appropriate.
  • Setting out your legal entitlements in respect of common areas in the building.For example, does the lease grant a right of way over a path or staircase?
  • Will you be prohibited or prevented from having pets in the property?
  • Ground rent - how much and when you need to pay, and also know whether this will change in the future
  • You should have a good understanding of the insurance provisions
  • Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
  • Responsibility for repairing the window frames For details of the information to be contained in your report on your leasehold property in Pangbourne please ask your lawyer in advance of your conveyancing in Pangbourne

  • What advice can you give us when it comes to choosing a Pangbourne conveyancing firm to deal with our lease extension?

    When appointing a solicitor for lease extension works (regardless if they are a Pangbourne conveyancing firm) 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 several firms including non Pangbourne conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions could be useful:

    • How experienced is the practice with lease extension legislation?
  • Can they put you in touch with client in Pangbourne who can give a testimonial?

  • If all goes to plan we aim to complete the sale of our £375000 apartment in Pangbourne in just under a week. The landlords agents has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Pangbourne?

    For most leasehold sales in Pangbourne conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    • Answering conveyancing due diligence enquiries
    • Where consent is required before sale in Pangbourne
    • Copies of the building insurance and schedule
    • Deeds of covenant upon sale
    • Registering of the assignment of the change of lessee after a sale
    Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Pangbourne leasehold premises is £350. For Pangbourne conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

    I own a 1 bedroom flat in Pangbourne, conveyancing having been completed in 2003. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Pangbourne with an extended lease are worth £213,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2096

    With only 72 years remaining on your lease the likely cost is going to range between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.

    The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

    Other Topics

    Lease Extensions in Pangbourne