My wife and I may need to sub-let our Wragby ground floor flat temporarily due to a career opportunity. We used a Wragby conveyancing firm in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Wragby do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Due to exchange soon on a basement flat in Wragby. Conveyancing solicitors inform me that they are sending me a report on Monday. What should I be looking out for?

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

• You should be sent a copy of the lease

The unexpired lease term You should be advised as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years

Do you need to have carpet in the flat or are you allowed wood flooring?

Whether the lease restricts you from subletting the property, or having a home office for business

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?

What the implications are if you breach a clause of your lease? For a comprehensive list of information to be included in your report on your leasehold property in Wragby please enquire of your solicitor in advance of your conveyancing in Wragby

I am tempted by the attractive purchase price for a two apartments in Wragby which have in the region of 50 years left on the leases. should I be concerned?

There are plenty of short leases in Wragby. The lease is a right to use the premises for a period of time. As a lease shortens the saleability of the lease decreases and it becomes more expensive to acquire a lease extension. For this reason it is generally wise to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage companies may be reluctant to lend money on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a solicitor and surveyor with experience in this arena

What are your top tips when it comes to appointing a Wragby conveyancing practice to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Wragby conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggested that you talk with several firms including non Wragby conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions could be useful:

• Can they put you in touch with client in Wragby who can give a testimonial?

What are the costs for lease extension work?

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £375000 maisonette in Wragby next Friday . The landlords agents has quoted £372 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Wragby?

Wragby conveyancing on leasehold apartments usually necessitates administration charges invoiced by managing agents :

• Answering pre-exchange questions
• Where consent is required before sale in Wragby
• Copies of the building insurance and schedule
• 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 Wragby leasehold premises is £350. For Wragby 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 obliged to provide the information.

I inherited a studio flat in Wragby, conveyancing having been completed 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Wragby with a long lease are worth £263,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2095

With just 69 years remaining on your lease the likely cost is going to range between £10,500 and £12,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

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Lease Extensions in Wragby