About to place an offer on a leasehold property in Llandaff. The estate agents assure me that it is standard for flats in Llandaff to have less than 75 years unexpired on the lease. I am expecting a loan with Tesco Bank. Is this going to be acceptable if the lease has Seventy One years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 14/4/2019 the requirements read as follows :
For new build properties, the following lease terms are not acceptable:
- The unexpired lease term on a new build flat is less than 125 years
- The unexpired lease term on a new build house is less than 250 years
If the lease cannot be amended to comply with the above, the case cannot proceed. Please advise us immediately where the case cannot proceed.
Contact point as detailed in 1.11b.
I am looking for a flat up to £305k and found one round the corner in Llandaff I like with a park and station nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Llandaff for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
I am a sole trader looking to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in Llandaff for less than £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Llandaff, including the sale and purchase of businesses as well as simply premises. If you are looking to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right lawyer. As for the charges these will vary based on the structure and nuances of the deal. Please provide us with your contact information or call so as to enable us to provide you with a detailed commercial conveyancing quote.
I need to find a conveyancing solicitor for leasehold conveyancing in Llandaff. I happened to chance upon a web site which seems to have the perfect offering If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Estate agents have just been given the go-ahead to market my ground floor apartment in Llandaff. Conveyancing has not commenced, however I have recently had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual as all rents and maintenance invoices will be allotted 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. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a 1 bedroom flat in Llandaff, conveyancing formalities finalised in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Llandaff with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2072
With only 53 years unexpired the likely cost is going to span between £27,600 and £31,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.