I am in need of some leasehold conveyancing in Thornbury. Before diving in I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Thornbury - then the leasehold title will always include the short particulars 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 have recently realised that I have 62 years left on my lease in Thornbury. I now wish to extend my lease but my landlord is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the freeholder. On the whole an enquiry agent should be helpful to carry out a search and prepare an expert document to be used as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Thornbury.

I have just started marketing my 2 bed flat in Thornbury.Conveyancing is yet to be initiated but I have just received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you discharge the invoice as normal because all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have subsequently been informed 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 Thornbury. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Thornbury ?

Most houses in Thornbury are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can assist with the conveyancing process. We note that you are buying in Thornbury so you should seriously consider looking for a Thornbury conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer should appraise you on the various issues.

Do you have any top tips for leasehold conveyancing in Thornbury from the perspective of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Thornbury can be avoided where you appoint lawyers the minute you market your property and ask them to collate the leasehold information needed by the buyers lawyers.
• The majority landlords or managing agents in Thornbury charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Thornbury.
• In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Thornbury leases often stipulate that internal structural alterations or addition of wooden flooring require a licence from the Landlord acquiescing to such alterations. If you dont have the paperwork to hand you should not contact the landlord without checking with your solicitor before hand.
• If you hold a share in a the freehold, you should ensure that you hold the original share certificate. Obtaining a new share certificate is often a lengthy process and slows down many a Thornbury home move. If a duplicate share certificate is necessary, do contact the company officers or managing agents (if relevant) for this as soon as possible.
• You may think that you are aware of the number of years left on your lease but you should double-check via your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

Thornbury Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

Many Thornbury leasehold flats will be liable to pay a service bill for maintenance of the block set on behalf of the management company. Where you acquire the flat you will have to pay this amount, normally in instalments during the year. This can differ 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 for you to pay annual, ordinarily this is not a large amount, say around £25-£75 but you need to enquire it because on occasion it could be many hundreds of pounds.