I am on look out for some leasehold conveyancing in Tyldesley. Before I get started I want to be sure as to the unexpired term of the lease.

Assuming the lease is registered - and most are in Tyldesley - then the leasehold title will always include the basic details 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 am hoping to complete next month on a garden flat in Tyldesley. Conveyancing lawyers inform me that they report fully tomorrow. What should I be looking out for?

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

• Defining your rights in respect of common areas in the building.For instance, does the lease provide for a right of way over an accessway or hallways?

Does the lease prohibit wood flooring?

An explanation as to the provision in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder has

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

What you can do if a neighbour breach a clause of their lease?

What the implications are if you breach a clause of your lease? For details of the information to be included in your report on your leasehold property in Tyldesley please ask your conveyancer in advance of your conveyancing in Tyldesley

Can you offer any advice when it comes to finding a Tyldesley conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Tyldesley conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with several firms including non Tyldesley conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions could be useful:

• If they are not ALEP accredited then what is the reason?

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

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £300000 flat in Tyldesley next Friday . The landlords agents has quoted £312 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Tyldesley?

Tyldesley conveyancing on leasehold apartments usually involves administration charges invoiced by managing agents :

• Addressing conveyancing due diligence questions
• Where consent is required before sale in Tyldesley
• 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 solicitor will have no control over the level of the charges for this information but the average costs for the information for Tyldesley leasehold premises is £350. For Tyldesley 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 required to provide answers.

When it comes to leasehold conveyancing in Tyldesley what are the most common lease problems?

There is nothing unique about leasehold conveyancing in Tyldesley. All leases is drafted differently and drafting errors can sometimes mean that certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

• Repairing obligations to or maintain parts of the property
• A duty to insure the building
• A provision for the recovery of money spent for the benefit of another party.
• Service charge per centages that don't add up correctly leaving a shortfall

You could have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Chelsea Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.

Tyldesley Leasehold Conveyancing - Examples of Questions you should ask before buying

Are there any major works in the planning that will increase the service fees? It is important to be aware whether a new roof is being put on or some other major work is anticipated to be shared amongst the leaseholders and could well dramatically impact the level of the maintenance charges or necessitate a specific payment. Where a Tyldesley lease has fewer than 80 years it will impact the salability of the property. Check with your bank that they are willing to lend given the lease term. A short lease means that you will probably need a lease extension at some point and it is worth discovering how much this will be. Remember, in most cases you will be be obliged to have owned the property for 24 months in order to be eligible to extend the lease.

Other Topics

Lease Extensions in Tyldesley