Experts for Leasehold Conveyancing in St Davids

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Frequently asked questions relating to St Davids leasehold conveyancing

Harry (my fiance) and I may need to rent out our St Davids basement flat temporarily due to taking a sabbatical. We instructed a St Davids conveyancing firm in 2003 but they have closed and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?

A lease dictates the relationship between the landlord and you the leaseholder; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in St Davids do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

Looking forward to sign contracts shortly on a basement flat in St Davids. Conveyancing solicitors inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

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

  • Does the lease require carpeting throughout thus preventing wood flooring?
  • Ground rent - how much and when you need to pay, and also know whether this will change in the future
  • Whether your lease has a provision for a reserve fund?
  • Changes to the flat (alterations and additions)
  • I don't know whether the lease allows me to alter or improve anything in the flat - you should know whether it applies to all alterations or just structural alteration, and whether consent is required
  • The landlord’s rights to access the flat you be made aware that your landlord has rights of access and I know how much notice s/he must provide.
  • What options are open to you if a neighbour is in violation of a provision in their lease? For a comprehensive list of information to be contained in your report on your leasehold property in St Davids please ask your lawyer in advance of your conveyancing in St Davids

    • I own a leasehold flat in St Davids. Conveyancing and Coventry Building Society 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 1991. The conveyancing practitioner in St Davids who previously acted has now retired.Do I pay?

    First contact HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a St Davids conveyancing firm to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

    I am tempted by the attractive purchase price for a two apartments in St Davids both have about fifty years remaining on the leases. Should I regard a short lease as a deal breaker?

    There are plenty of short leases in St Davids. The lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the value of the lease reduces and results in it becoming more costly to acquire a lease extension. This is why it is advisable to extend the lease term. It is often difficult to sell a property with a short lease because mortgage lenders may be reluctant to lend money on properties of this type. Lease extension can be a difficult process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this arena

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

    When appointing a conveyancer for lease extension works (regardless if they are a St Davids conveyancing practice) 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 make enquires with two or three firms including non St Davids conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions might be helpful:

    • If they are not ALEP accredited then why not?
  • What are the costs for lease extension conveyancing?

    • St Davids Conveyancing for Leasehold Flats - A selection of Queries before buying

      What restrictions are there in the St Davids Lease? The prefered form of lease structure is a share of the freehold. In this arrangement the lessees benefit from being in charge if their destiny and although a managing agent is usually employed if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Plenty St Davids leasehold flats will be liable to pay a service charge for the upkeep of the block invoiced on behalf of the management company. If you buy the apartment you will have to pay this contribution, usually periodically throughout the year. This can vary from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a ground rent to be met annual, normally this is not a exorbitant figure, say about £50-£100 but you should to check it because occasionally it could be many hundreds of pounds.

    Other Topics

    Lease Extensions in St Davids