My wife and I may need to sub-let our Llandudno basement flat temporarily due to a career opportunity. We used a Llandudno conveyancing firm in 2002 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

Even though your previous Llandudno conveyancing lawyer is not around you can check your lease to see if you are permitted to let out the property. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you must seek consent from your landlord or other appropriate person in advance of subletting. The net result is that you cannot sublet without prior consent. The consent must not not be unreasonably turned down. If your lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.

I am hoping to complete next month on a leasehold property in Llandudno. Conveyancing lawyers inform me that they report fully within the next couple of days. What should I be looking out for?

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

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

Estate agents have just been given the go-ahead to market my ground floor apartment in Llandudno.Conveyancing is yet to be initiated but I have just received a half-yearly maintenance charge invoice – what should I do?

The sensible thing to do is clear the service charge 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. Having a clear account will assist your cause and will leave you no worse off financially.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have since found out that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Llandudno. Conveyancing advisers have are about to be instructed. Will they explain the issues?

Most houses in Llandudno are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can help the conveyancing process. It is clear that you are buying in Llandudno so you should seriously consider shopping around for a Llandudno conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer will advise you fully on all the issues.

When it comes to leasehold conveyancing in Llandudno what are the most common lease defects?

Leasehold conveyancing in Llandudno is not unique. All leases are individual and drafting errors can sometimes mean that certain clauses are missing. The following missing provisions could result in a defective lease:

• A provision to repair to or maintain elements of the building
• Insurance obligations
• A provision for the recovery of money spent for the benefit of another party.
• Maintenance charge proportions which don’t add up to the correct percentage

You will have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Virgin Money, and Clydesdale all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.

Llandudno Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

You should want to find out as much as possible about the company managing the building as they can either make your life much simpler or a lot more difficult. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the cleanliness of the communal areas. Ask other tenants what they think of their service. In conclusion, investigate as to the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending the funds. The best form of lease arrangement is a share of the freehold. In this scenario the tenants have control and even though a managing agent is often employed where the building is bigger than a house conversion, the managing agent is directed by the tenants. Is there a share of the freehold?

Other Topics

Lease Extensions in Llandudno