What will a local search reveal regarding the property we're purchasing in Denham?

Denham conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search is essential in every Denham conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

My wife and I purchased a 4 bedroom Victorian house in Denham. Conveyancing solicitor represented me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the matching address. Is it worth asking Lloyds TSB Bank to clarify?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Denham and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the purchase.

I am looking for a flat up to £245,000 and found one near me in Denham I like with amenity areas and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Denham in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan that many years will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

I am looking at a two apartments in Denham both have in the region of forty five years left on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Denham. The lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease gets shorter the value of the lease decreases and results in it becoming more costly to acquire a lease extension. This is why it is advisable to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage lenders may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this area.

I am the registered owner of a ground floor flat in Denham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?

Absolutely. We are happy to put you in touch with a Denham conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Denham property is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The unexpired term as at the valuation date was 71 years.

What can I do to determine who is the owner of a property in Denham?

As long as the premises is recorded at the Land Registry, and you have the specifics of the location of the premises, you should be able to see results from the HMLR of the registered owner for a for less than a fiver.