Fixed-fee leasehold conveyancing in Porthcawl:

Leasehold conveyancing in Porthcawl is more complex than freehold. Your home move will be smoother where you choose a lawyer with a wealth of experience of leasehold conveyancing in Porthcawl and next step up in loc. The lawyers we recommend have been approved by your lender so use our search tool to check.

Common questions relating to Porthcawl leasehold conveyancing

I am on look out for some leasehold conveyancing in Porthcawl. Before I get started I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Porthcawl - 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.

My husband and I may need to let out our Porthcawl ground floor flat temporarily due to a new job. We instructed a Porthcawl conveyancing firm in 2004 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Porthcawl do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review 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.

I've recently bought a leasehold flat in Porthcawl. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am employed by a reputable estate agency in Porthcawl where we have witnessed a number of flat sales jeopardised due to short leases. I have received contradictory information from local Porthcawl conveyancing firms. Could you clarify whether the vendor of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

An alternative approach is 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.

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

If you are instructing a solicitor for lease extension works (regardless if they are a Porthcawl conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Porthcawl conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions might be useful:

  • How experienced is the practice with lease extension legislation?
  • What volume of lease extensions has the firm conducted in Porthcawl in the last year?

  • Porthcawl Leasehold Conveyancing - Sample of Queries Prior to Purchasing

      On the whole the outlay for major works are not wrapped into the maintenance charges, although a few managing agents in Porthcawl ask leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. Is the freehold reversion owned collectively by the leaseholders? Many Porthcawl leasehold properties will incur a service bill for the upkeep of the block set on behalf of the landlord. Where you acquire the apartment you will have to meet this liability, usually quarterly throughout the year. This may be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a ground rent for you to pay annual, this is usually not a large sum, say about £50-£100 but you should to enquire as on occasion it can be many hundreds of pounds.

    Other Topics

    Lease Extensions in Porthcawl