Fixed-fee leasehold conveyancing in Wolvey:

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When it comes to leasehold conveyancing in Wolvey, you will need to instruct a conveyancing practitioner with leasehold experience. Whether your lender is to be Clydesdale , Birmingham Midshires or Nationwide make sure you find a lawyer on their approved list. Feel free to use our search tool

Wolvey leasehold conveyancing Example Support Desk Enquiries

I am in need of some leasehold conveyancing in Wolvey. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Wolvey - 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.

Back In 2009, I bought a leasehold flat in Wolvey. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Wolvey who previously acted has now retired.Do I pay?

First make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Wolvey conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. 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.

What advice can you give us when it comes to finding a Wolvey conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for lease extension works (regardless if they are a Wolvey conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Wolvey conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. Some following of questions could be helpful:

  • How familiar is the practice with lease extension legislation?
  • How many lease extensions has the firm conducted in Wolvey in the last twenty four months?

    • Can you provide any top tips for leasehold conveyancing in Wolvey from the perspective of expediting the sale process?

    • Much of the frustration in leasehold conveyancing in Wolvey can be bypassed if you appoint lawyers the minute your agents start marketing the property and ask them to put together the leasehold information needed by the buyers conveyancers.
    • The majority freeholders or managing agents in Wolvey charge for providing management packs for a leasehold homes. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Wolvey.
  • A minority of Wolvey leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual 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 purchasers or their lawyers.
  • If you have the benefit of shareholding in the Management Company, you should make sure that you are holding the original share certificate. Organising a replacement share certificate is often a lengthy process and frustrates many a Wolvey conveyancing deal. Where a duplicate share certificate is required, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later.
  • You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the lease term is under 75 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

    • Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £250000 garden flat in Wolvey on Wednesday in a week. The freeholder has quoted £396 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Wolvey?

    Wolvey conveyancing on leasehold flats normally requires the buyer’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be content to do so. They may charge a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some cases it is above £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. Reality however dictates that you have little choice but to pay whatever is requested of you should you wish to sell the property.

    Wolvey Leasehold Conveyancing - Examples of Queries before buying

      The prefered form of lease arrangement is a share of the freehold. In this arrangement the lessees have control and even though a managing agent is often employed if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Who takes responsibility for maintaining and repairing the block? For many Wolvey leaseholds the outlay for major works tend not to be included within service charges, although a few managing agents in Wolvey ask leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for larger works.

    Other Topics

    Lease Extensions in Wolvey