Having had my offer accepted I require leasehold conveyancing in Pentyrch. Before I get started I would like to find out the remaining lease term.

Assuming the lease is registered - and 99.9% are in Pentyrch - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title.For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have just appointed agents to market my basement apartment in Pentyrch.Conveyancing solicitors are to be appointed soon but I have just received a yearly maintenance charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the invoice 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 am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Pentyrch. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Pentyrch ?

Most houses in Pentyrch are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can assist with the conveyancing process. We note that you are purchasing in Pentyrch in which case you should be shopping around for a Pentyrch conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should advise you fully on all the issues.

What are your top tips when it comes to appointing a Pentyrch conveyancing practice to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Pentyrch conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Pentyrch conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions could be helpful:

• How experienced is the practice with lease extension legislation?

If they are not ALEP accredited then why not?

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £175000 apartment in Pentyrch next week. The landlords agents has quoted £324 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Pentyrch?

Pentyrch conveyancing on leasehold maisonettes ordinarily results in fees being levied by management companies :

• Completing pre-exchange enquiries
• Where consent is required before sale in Pentyrch
• Supplying insurance information
• 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 Pentyrch leasehold premises is £350. For Pentyrch 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 answers.

Pentyrch Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

Be sure to discover if the the lease includes any onerous restrictions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Pentyrch. If you like the flatin Pentyrch but your cat can’t make the move with you then you will be faced hard determination. On the whole the outlay for major works are not built into the maintenance charges, although a few managing agents in Pentyrch obliged leaseholders to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. Are any of leasehold owners in dispute over their service charge liability?

Other Topics

Lease Extensions in Pentyrch