I am on look out for some leasehold conveyancing in Todmorden. Before diving in I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and almost all are in Todmorden - 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 want to let out my leasehold apartment in Todmorden. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Notwithstanding that your last Todmorden conveyancing lawyer is no longer around you can review your lease to check if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is allowed. There may be a precondition that you are obliged to seek permission via your landlord or some other party before subletting. This means you not allowed to sublet without prior permission. Such consent should not be unreasonably withheld. If the lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.

Due to exchange soon on a leasehold property in Todmorden. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?

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

• You should receive a copy of the lease

The total extent of the demise. This will be the property itself but might incorporate a loft or cellar if applicable.

Setting out your legal entitlements in respect of the communal areas in the block.For example, does the lease grant a right of way over a path or staircase?

Will you be prohibited or prevented from having pets in the property?

You should have a good understanding of the insurance provisions

Changes to the flat (alterations and additions)

Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? For a comprehensive list of information to be contained in your report on your leasehold property in Todmorden please ask your conveyancer in ahead of your conveyancing in Todmorden

I am tempted by the attractive purchase price for a two flats in Todmorden both have in the region of fifty years left on the leases. should I be concerned?

There are plenty of short leases in Todmorden. The lease is a right to use the premises for a period of time. As the lease gets shorter the value of the lease deteriorate and it becomes more expensive to acquire a lease extension. For this reason it is often a good idea to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this area

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £450000 maisonette in Todmorden next Wednesday . The managing agents has quoted £372 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Todmorden?

For most leasehold sales in Todmorden conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

• Addressing pre-exchange questions
• Where consent is required before sale in Todmorden
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Todmorden leasehold premises is £350. For Todmorden conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

Todmorden Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

What is the the remaining lease term? You should be aware that where the lease has no more than 80 years it will affect the marketability of the property. Check with your mortgage company that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and it is worth discovering how much this will be. Remember, in most cases you would be be obliged to have owned the premises for two years before you are legally able to extend the lease. Best to be warned if fixing the lift or some other major work is coming up that will be shared by the leasehold owners and could well dramatically impact the level of the service costs or require a specific invoice.

Other Topics

Lease Extensions in Todmorden