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Any conveyancing solicitor can theoretically deal with your leasehold conveyancing in Ruislip Manor, your mortgage provider may unwilling to work with them if the firm are not on their list of approved solicitors for conveyancing

Questions and Answers: Ruislip Manor leasehold conveyancing

My husband and I may need to rent out our Ruislip Manor 1st floor flat temporarily due to a career opportunity. We used a Ruislip Manor conveyancing practice in 2001 but they have closed and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your last Ruislip Manor conveyancing lawyer is not available you can check your lease to check if it allows you to sublet the apartment. The rule is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must obtain permission from your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet without prior consent. Such consent should not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord for their consent.

Expecting to sign contracts shortly on a leasehold property in Ruislip Manor. Conveyancing solicitors inform me that they are sending me a report tomorrow. What should I be looking out for?

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

  • You should be sent a copy of the lease
  • Do you need to have carpet in the flat or are you allowed wood flooring?
  • Are pets allowed in the flat?
  • Whether your lease has a provision for a sinking fund?
  • You should have a good understanding of the insurance provisions
  • Changes to the flat (alterations and additions)
  • Responsibility for repairing the window frames For a comprehensive list of information to be contained in your report on your leasehold property in Ruislip Manor please enquire of your conveyancer in ahead of your conveyancing in Ruislip Manor

    • Back In 2000, I bought a leasehold flat in Ruislip Manor. Conveyancing and Platform Home Loans Ltd mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Ruislip Manor who previously acted has now retired.Any advice?

    First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Ruislip Manor conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

    What are your top tips when it comes to choosing a Ruislip Manor conveyancing firm to deal with our lease extension?

    When appointing a conveyancer for your lease extension (regardless if they are a Ruislip Manor conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Ruislip Manor conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions might be useful:

    • How many lease extensions have they conducted in Ruislip Manor in the last year?
  • Can they put you in touch with client in Ruislip Manor who can give a testimonial?

    • Do you have any top tips for leasehold conveyancing in Ruislip Manor from the point of view of saving time on the sale process?

    • Much of the frustration in leasehold conveyancing in Ruislip Manor can be reduced if you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information needed by the buyers lawyers.
    • Many freeholders or Management Companies in Ruislip Manor charge for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Ruislip Manor.
  • If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Ruislip Manor leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence issued by the Landlord consenting to such changes. If you dont have the paperwork to hand you should not communicate with the landlord without checking with your lawyer in the first instance.
  • A minority of Ruislip Manor 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 put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.
  • If there is a history of conflict with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where a dispute is unsettled. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic rather than unresolved.

    • After months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Ruislip Manor. Can we issue an application to the Residential Property Tribunal Service?

    Where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the amount due.

    An example of a Lease Extension case for a Ruislip Manor premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case related to 1 flat. The unexpired term was 53.26 years.

    Other Topics

    Lease Extensions in Ruislip Manor