Leasehold Conveyancing in Westbury On Trym - Get a Quote from the leasehold experts approved by your lender

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Recently asked questions relating to Westbury On Trym leasehold conveyancing

My partner and I may need to sub-let our Westbury On Trym basement flat for a while due to a career opportunity. We instructed a Westbury On Trym 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?

Notwithstanding that your last Westbury On Trym conveyancing solicitor is not around you can check your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you need to seek permission from your landlord or other appropriate person before subletting. This means you not allowed to sublet in the absence of first obtaining permission. The consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.

My wife and I purchased a leasehold flat in Westbury On Trym. Conveyancing and Coventry Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Westbury On Trym who acted for me is not around.Do I pay?

First contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Westbury On Trym conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Last month I purchased a leasehold house in Westbury On Trym. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

What advice can you give us when it comes to appointing a Westbury On Trym conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Westbury On Trym conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Westbury On Trym conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions might be helpful:

  • How many lease extensions has the firm carried out in Westbury On Trym in the last year?
  • Can they put you in touch with client in Westbury On Trym who can give a testimonial?

  • Can you provide any advice for leasehold conveyancing in Westbury On Trym with the intention of saving time on the sale process?

    • A significant proportion of the delay in leasehold conveyancing in Westbury On Trym can be reduced if you instruct lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers representatives.
    • The majority landlords or Management Companies in Westbury On Trym levy fees 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 information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Westbury On Trym.
  • If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Westbury On Trym leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. Where you fail to have the consents to hand you should not communicate with the landlord without checking with your conveyancer before hand.
  • If you are supposed to have a share in the Management Company, you should make sure that you hold the original share document. Obtaining a duplicate share certificate can be a time consuming formality and frustrates many a Westbury On Trym home move. Where a reissued share is necessary, you should approach the company officers or managing agents (where applicable) for this as soon as possible.
  • You may think that you are aware of the number of years remaining on your lease but you should double-check by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

  • Westbury On Trym Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

      Is there a share of the freehold? It is important to be aware whether changing the roof or some other significant cost is due in the near future that will be shared between the leasehold owners and will materially increase the the service charges or result in a one off invoice. This question is useful as a) areas could cause problems for the block as the communal areas may begin to deteriorate if repairs are not paid for b) if the leaseholders have an issue with the running of the building you will wish to have full disclosure

    Other Topics

    Lease Extensions in Westbury On Trym