Sample questions relating to Shard End leasehold conveyancing
Having had my offer accepted I require leasehold conveyancing in Shard End. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
If the lease is registered - and most are in Shard End - then the leasehold title will always include the basic details 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 would like to sublet my leasehold apartment in Shard End. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in Shard End do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to 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 only have 72 years left on my lease in Shard End. I am keen to get lease extension but my landlord is can not be found. What should I do?
On the basis that you qualify, 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 enable the lease to be lengthened by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to locate the freeholder. In some cases an enquiry agent would be helpful to carry out a search and to produce a report to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Shard End.
Expecting to exchange soon on a ground floor flat in Shard End. Conveyancing solicitors assured me that they report fully next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Shard End should include some of the following:
- Are pets allowed in the flat?
I've found a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Shard End. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Shard End ?
Most houses in Shard End are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. It is clear that you are buying in Shard End so you should seriously consider shopping around for a Shard End conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’sconsent to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your solicitor will appraise you on the various issues.
Shard End Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
Its a good idea to discover as much as you can about the company managing the block as they can either make life much easier or problematic. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to day to day issues such as the tidiness of the common parts. Enquire of other people what they think of their management. On a final note, be sure you know the dates that you are obliged pay the maintenance charge to the relevant party and specifically what it includes.
Can you inform me if there are any major works in the planning that could add a premium to the maintenance charges?
This information is useful as a) areas can result in problems for the building as the communal areas may begin to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the running of the building you will need to have all the details