Much to our surprise we have been told by our mortgage broker that my Mousehole property lawyer is not on the lender Conveyancing panel. What can I do to be sure that this is correct?

Your first step should be to call your Mousehole lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may be able to suggest a Mousehole conveyancing practice that is on the approved list of lawyers for your bank.

I own a freehold residence in Mousehole yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Mousehole and has limited impact for conveyancing in Mousehole but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

I have been on the look out for a flat up to £305k and found one close by in Mousehole I like with amenity areas and station in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Mousehole for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage the shortness of the lease will likely be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

I have recently realised that I have 68 years unexpired on my flat in Mousehole. I now wish to get lease extension but my landlord is can not be found. What are my options?

If 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 or your lawyers have used your best endeavours to track down the lessor. On the whole an enquiry agent would be useful to try and locate and prepare an expert document to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court overseeing Mousehole.

Leasehold Conveyancing in Mousehole - Sample of Queries before Purchasing

For many Mousehole leaseholds the outlay for major works tend not to be included within maintenance charges, albeit that there some managing agents in Mousehole ask leasehold owners to pay into a sinking fund and this is used to offset against major repairs or maintenance. It would be sensible to find out as much as possible about the company managing the block as they can either make your living at the property much easier or uncomfortable. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to day to day issues such as the upkeep of the communal areas. Ask other tenants what they think of them. On a final note, be sure you discover the dates that the service fees are due to the appropriate party and precisely how they are spending that money. It is important to be aware if redecorating or some other major work is coming up that will be shared by the leaseholders and will materially impact the level of the service costs or necessitate a specific invoice.

Is planning permission required to change a house into multiple appartments in Mousehole? This has occurred to a house opposite to my home in Mousehole and was not aware of the conversion until it was done.

Planning permission is necessary for converting a single house in Mousehole into apartments but possibly not for reverting once again to single dwelling-house so, simply put, yes,a it is required.