I wish to sublet my leasehold flat in Tedburn St Mary. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Even though your last Tedburn St Mary conveyancing solicitor is not available you can check your lease to see if you are permitted to let out the premises. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you need to seek permission via your landlord or some other party in advance of subletting. The net result is that you cannot sublet without prior permission. Such consent should not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord for their consent.

Due to exchange soon on a garden flat in Tedburn St Mary. Conveyancing lawyers assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

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

• The length of the lease term You should be advised as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years

I've found a house that seems to meet my requirements, at a great figure which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Tedburn St Mary. Conveyancing advisers have are about to be appointed. Will they explain the issues?

The majority of houses in Tedburn St Mary are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Tedburn St Mary in which case you should be looking for a Tedburn St Mary conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should advise you fully on all the issues.

What advice can you give us when it comes to appointing a Tedburn St Mary conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Tedburn St Mary conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggested that you make enquires with two or three firms including non Tedburn St Mary conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions could be useful:

• How experienced is the practice with lease extension legislation?

What are the common deficiencies that you see in leases for Tedburn St Mary properties?

Leasehold conveyancing in Tedburn St Mary is not unique. Most leases are unique and drafting errors can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

• Repairing obligations to or maintain parts of the premises
• Insurance obligations
• Clauses dealing with recovering service charges for expenditure on the building or common parts.
• Maintenance charge proportions which don’t add up to the correct percentage

You could encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Norwich and Peterborough Building Society, and Britannia all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.

I am the registered owner of a leasehold flat in Tedburn St Mary, conveyancing formalities finalised 2011. Can you work out an approximate cost of a lease extension? Equivalent properties in Tedburn St Mary with an extended lease are worth £213,000. The average or mid-range amount of ground rent is £45 per annum. The lease expires on 21st October 2101

With 77 years left to run the likely cost is going to range between £11,400 and £13,200 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

Other Topics

Lease Extensions in Tedburn St Mary