Fixed-fee leasehold conveyancing in Woodley:

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When it comes to leasehold conveyancing in Woodley, you will need to chose a conveyancing solicitor with leasehold experience. Whether your lender is to be Lloyds, Birmingham Midshires or NatWest be sure to choose a lawyer on their panel. Feel free to use our search tool

Frequently asked questions relating to Woodley leasehold conveyancing

I have recently realised that I have 62 years unexpired on my lease in Woodley. I need to extend my lease but my landlord is absent. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to track down the freeholder. In some cases a specialist may be useful to conduct investigations and prepare a report which can be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the application to the County Court covering Woodley.

I am hoping to complete next month on a garden flat in Woodley. Conveyancing solicitors assured me that they will have a report out to me tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Woodley should include some of the following:

  • Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, freeholder
  • The physical extent of the premises. This will be the flat itself but may incorporate a loft or basement if appropriate.
  • You need to be told what constitutes a Nuisance in the lease
  • Ground rent - how much and when you need to pay, and also know whether this will change in the future
  • Repair and maintenance of the flat
  • Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
  • What the implications are if you breach a clause of your lease? For details of the information to be contained in your report on your leasehold property in Woodley please enquire of your lawyer in ahead of your conveyancing in Woodley

    • I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Woodley. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Woodley ?

    The majority of houses in Woodley are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Woodley in which case you should be shopping around for a Woodley conveyancing solicitor and be sure that they have experience in transacting 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 will likely included provisions such as obtaining the landlord’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your solicitor should appraise you on the various issues.

    Can you offer any advice when it comes to choosing a Woodley conveyancing practice to carry out our lease extension conveyancing?

    When appointing a property lawyer for lease extension works (regardless if they are a Woodley conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggested that you talk with several firms including non Woodley conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions could be useful:

    • If the firm is not ALEP accredited then why not?
  • Can they put you in touch with client in Woodley who can give a testimonial?

    • Do you have any top tips for leasehold conveyancing in Woodley with the aim of saving time on the sale process?

    • Much of the frustration in leasehold conveyancing in Woodley can be bypassed if you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information needed by the purchasers’ solicitors.
    • If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example installed wooden flooring? Woodley leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord consenting to such alterations. Should you dont have the approvals in place you should not contact the landlord without checking with your solicitor before hand.
  • Some Woodley leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice 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 actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.
  • If you have had any disputes with your landlord or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unsettled.
  • If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share document. Obtaining a replacement share certificate is often a time consuming process and frustrates many a Woodley conveyancing deal. Where a reissued share is necessary, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later.

    • Woodley Leasehold Conveyancing - A selection of Queries before buying

      This information is important as a) areas may result in problems in the block as the common areas may start to deteriorate if maintenance remain unpaid b) if the tenants have an issue with the running of the building you will need to know about it It would be sensible to find out as much as possible about the company managing the building as they can either make your life much simpler or uncomfortable. As the owner of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day matters like the tidiness of the communal areas. Enquire of prospective neighbours what they think of them. On a final note, investigate as to the dates that the service fees are due to the managing agents and precisely what you get for your money. Is anyone aware of any major works anticipated that will increase the service charges?

    Other Topics

    Lease Extensions in Woodley