I am on look out for some leasehold conveyancing in Whaley Bridge. Before diving in I require certainty as to the unexpired term of the lease.

If the lease is recorded at the land registry - and almost all are in Whaley Bridge - 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.

Expecting to sign contracts shortly on a garden flat in Whaley Bridge. Conveyancing solicitors inform me that they will have a report out to me tomorrow. What should I be looking out for?

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

• An explanation as to the provision in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder has
• 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
• Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
• Responsibility for repairing the window frames

I’m about to sell my garden flat in Whaley Bridge.Conveyancing has not commenced but I have just received a half-yearly service charge invoice – what should I do?

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 unless 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 today plan to offer on a house that seems to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Whaley Bridge. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

The majority of houses in Whaley Bridge are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Whaley Bridge in which case you should be looking for a Whaley Bridge conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your lawyer will report to you on the legal implications.

Can you provide any top tips for leasehold conveyancing in Whaley Bridge with the aim of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Whaley Bridge can be bypassed if you get in touch lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation needed by the buyers lawyers.
• Many freeholders or Management Companies in Whaley Bridge levy fees for supplying management packs for a leasehold homes. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Whaley Bridge.
• In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Whaley Bridge state that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such works. If you dont have the consents to hand do not contact the landlord without checking with your conveyancer first.
• A minority of Whaley Bridge leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.
• If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Arranging a duplicate share certificate can be a lengthy formality and frustrates many a Whaley Bridge conveyancing transaction. Where a new share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible.

I inherited a 1 bedroom flat in Whaley Bridge, conveyancing having been completed 1998. How much will my lease extension cost? Comparable flats in Whaley Bridge with an extended lease are worth £193,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2094

With only 68 years left to run we estimate the premium for your lease extension to range between £10,500 and £12,000 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.