Fixed-fee leasehold conveyancing in Stanley:

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Top Five Questions relating to Stanley leasehold conveyancing

I am in need of some leasehold conveyancing in Stanley. Before I set the wheels in motion I would like to find out the remaining lease term.

If the lease is registered - and most are in Stanley - 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.

I have recently realised that I have Sixty One years left on my flat in Stanley. I need to get lease extension but my freeholder is absent. What are my options?

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 an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to find the landlord. In some cases an enquiry agent should be helpful to try and locate and to produce an expert document which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Stanley.

Due to complete next month on a ground floor flat in Stanley. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. What should I be looking out for?

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

  • The total extent of the demise. This will be the property itself but might include a roof space or basement if appropriate.
  • You must be told what counts as a Nuisance in the lease
  • Whether your lease has a provision for a sinking fund?
  • Repair and maintenance of the flat
  • 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
  • The landlord’s obligations to repair and maintain the building. It is important that you know who is responsible for the repair and maintenance of every part of the building
  • Responsibility for repairing the window frames For details of the information to be included in your report on your leasehold property in Stanley please ask your solicitor in ahead of your conveyancing in Stanley

    • Estate agents have just been given the go-ahead to market my ground floor flat in Stanley.Conveyancing is yet to be initiated but I have just received a yearly service charge invoice – Do I pay up?

    Your conveyancing lawyer is likely to suggest that you should pay 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 until 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 own a leasehold flat in Stanley. Conveyancing and Birmingham Midshires mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Stanley who previously acted has long since retired.Do I pay?

    First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Stanley conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

    I acquired a 2 bed flat in Stanley, conveyancing was carried out 9 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Stanley with over 90 years remaining are worth £215,000. The ground rent is £50 per annum. The lease expires on 21st October 2095

    With 70 years unexpired we estimate the price of your lease extension to range between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.

    The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

    Other Topics

    Lease Extensions in Stanley