I have recently realised that I have 62 years remaining on my flat in Sandy. I now want to extend my lease but my freeholder is missing. What are my options?

On the basis that you meet the appropriate requirements, 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 mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to find the landlord. In some cases an enquiry agent should be useful to carry out a search and prepare an expert document which can be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Sandy.

Looking forward to sign contracts shortly on a garden flat in Sandy. Conveyancing lawyers assured me that they report fully next week. Are there areas in the report that I should be focusing on?

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

• The physical extent of the demise. This will be the apartment itself but could also incorporate a roof space or cellar if applicable.
• Are pets allowed in the flat?
• Does the lease prevent you from letting out the flat, or having a home office for business
• 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
• Responsibility for repairing the window frames

I've found a house that seems to be perfect, at a great price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Sandy. Conveyancing advisers have not yet been appointed. Will they explain the issues?

Most houses in Sandy are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can help the conveyancing process. We note that you are purchasing in Sandy so you should seriously consider looking for a Sandy conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your solicitor should appraise you on the various issues.

I am looking at a two flats in Sandy which have approximately fifty years unexpired on the lease term. Will this present a problem?

There are plenty of short leases in Sandy. The lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the saleability of the lease decreases and results in it becoming more expensive to acquire a lease extension. This is why it is generally wise to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We advise that you seek professional help from a conveyancer and surveyor with experience in this arena

What advice can you give us when it comes to choosing a Sandy conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Sandy conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We suggested that you speak with two or three firms including non Sandy conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions might be of use:

• If they are not ALEP accredited then what is the reason?
• How many lease extensions have they carried out in Sandy in the last twenty four months?

I acquired a split level flat in Sandy, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar properties in Sandy with a long lease are worth £196,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2093

With just 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.