I wish to rent out my leasehold flat in Umberleigh. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Umberleigh do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates 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 consent.

I am hoping to exchange soon on a garden flat in Umberleigh. Conveyancing solicitors inform me that they are sending me a report next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Umberleigh should include some of the following:

• 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

Whether the lease restricts you from renting out the flat, or having a home office for business

Ground rent - how much and when you need to pay, and also know whether this is subject to change

You should have a good understanding of the insurance provisions

Changes to the flat (alterations and additions)

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 rights to access the flat you be made aware that your landlord has rights of access and I know how much notice s/he must provide. For details of the information to be contained in your report on your leasehold property in Umberleigh please enquire of your lawyer in advance of your conveyancing in Umberleigh

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have since been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Umberleigh. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Umberleigh ?

The majority of houses in Umberleigh are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Umberleigh so you should seriously consider looking for a Umberleigh conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your conveyancer will appraise you on the various issues.

My wife and I purchased a leasehold flat in Umberleigh. Conveyancing and Bank of Ireland mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Umberleigh who previously acted has now retired.What should I do?

First contact HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Umberleigh conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

We expect to complete the sale of our £250000 apartment in Umberleigh in just under a week. The managing agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Umberleigh?

Umberleigh conveyancing on leasehold maisonettes typically involves administration charges invoiced by managing agents :

• Addressing pre-exchange enquiries
• Where consent is required before sale in Umberleigh
• 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 conveyancer will have no control over the level of the charges for this information but the average costs for the information for Umberleigh leasehold property is £350. For Umberleigh 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.

Umberleigh Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

Most Umberleigh leasehold properties will be liable to pay a service charge for the upkeep of the block set by the landlord. Where you purchase the property you will have to pay this amount, normally in instalments during the year. This may be anything from a few hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a rentcharge to be met annual, this is usually not a exorbitant amount, say about £50-£100 but you should to check as sometimes it could be many hundreds of pounds. If a Umberleigh lease has fewer than eighty years it will impact the salability of the property. It is worth checking with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth discovering how much this will be. For most Umberleighlease extensions you will need to own the premises for 24 months in order to be eligible to exercise a lease extension. Is there a share of the freehold?

Other Topics

Lease Extensions in Umberleigh