If you live in a leasehold flat and fulfil the relevant qualifying criteria, it is possible to purchase the freehold of the building from the current freeholder.
This will give you several advantages, including:
1. Control over the management of the building, including insurance, maintenance, repair and decoration;
2. Control over the charges you pay for the management of the building;
3. It is likely to increase the value of your property.
Before you proceed with a freehold purchase, you will need to discuss the matter in depth with the leaseholders of the other flats in your building and obtain a commitment as to those who are going to participate. This can be done by a “participation agreement”.
To discuss this and to obtain more information contact: Julian Dickins or Deborah Wason at Dickins Hopgood Chidley Solicitors, The Old School House, 42 High Street, Hungerford, Berkshire, RG17 0NF 01488 683555
When two or more people are buying a property together, a decision needs to be made about how to own the property. There are two methods of joint ownership:
Joint Tenants: Each of you has an
equal interest in the property and
if one of you dies, the survivor will
automatically inherit the whole of it.
Tenants in Common: Each of you has your own interest in the property, distinct from the other, which may be an equal or an unequal part. Your own share in the property would pass by your Will to whomsoever you choose. The amount of your share is usually based on your contribution towards the cost of the property or any work on it.
The method of ownership is important to consider in all cases, but particularly in certain circumstances:
1. Where an unmarried couple is buying a property. The declaration made at the outset is the strongest evidence of intention in the event of a later dispute.
2. Where you are making unequal contributions towards the purchase price and costs. The person contributing the larger amount of equity may wish to ensure that interest is protected in the event of sale of the property
3. Where a third party (such as a parent) is contributing to the price or costs. The third party will be advised to obtain independent legal advice on the transaction and it is strongly recommended that an appropriate deed be drawn up setting out the respective interests or contributions of each party.
4. Where you are buying the property as a buy to let investment. The method of ownership is likely to have tax implications which should be considered before the purchase.
If any of these circumstances affect you, you must tell us before you purchase the property so we can ensure you receive the right advice and, if appropriate, enter into a declaration of trust. If there is no agreement between you at the outset, there may be problems in the event of separation, divorce or death and a division of the equity which does not truly reflect your intentions could result.
Joint owners who wish to hold their property as tenants in common should consider entering into a declaration of trust to set out clearly the individual financial responsibilities for the property. Matters to consider are:
Who is responsible for the mortgage
payments and in what proportions?
Who is responsible for the other
outgoings (utilities, council tax etc.)?
Who is responsible for maintenance
What happens if there is a change
in those contributions?
What happens if one of the co-owners stops living at the property
before it is sold?
What happens if one party wants to
sell their share? Would the other party
have a right to buy him or her out?
What happens if one of the co-owners dies?
We would also recommend that a restriction be placed on the property title to protect the interests of co-owners or third parties
The law relating to joint ownership
can be complicated and you may need
to seek financial or tax advice before
deciding what to do. Please speak
with your conveyancer who will be
able to refer you to a member of our
private client team for further advice, if
A Lasting Power of Attorney (“LPA”) allows you to appoint an attorney to look after your affairs if you become incapable of doing so. It can only be made in advance, by a person who is still capable of making decisions.
Why make a Lasting Power of Attorney?
If no provision is made, and you lose capacity to make decisions for yourself, there would be no-one with legal authority to manage your affairs. The person wanting to help you with this task would have to apply to the Court of Protection for a deputyship order. Whilst we are happy to assist with this, it is a time-consuming and expensive process, and means that your appointee can do nothing until a Court Order is made. The person wishing to be appointed may not be the one you would have chosen!
If an attorney has been appointed in advance, and the document registered, they may carry out your wishes and act on your behalf without delay or further formality.
A Lasting Power of Attorney also helps relieve those close to you of responsibility for trying to guess what you would have wanted, and will help in the situation of there being conflicting views within a family, or indifference, as to the best way to care for you if you are unable to look after yourself.
What is a Lasting Power of Attorney?
The Lasting Power of Attorney is a legal document which allows decision making to be delegated to your chosen attorney or attorneys, so that they can make decisions for you when you are unable to do so. attorney or attorneys, so that they can make decisions for you when you are unable to do so.
There are two types of Lasting Powers of Attorney:-
1. Property and Financial Affairs Lasting Powers of Attorney
A Property and Financial Affairs LPA enables your attorney to manage and sell your property, manage your bank accounts and investments, and pay bills on your behalf.
2. Health and Welfare Lasting Powers of Attorney
A Health and Welfare LPA enables you to set out how you want to be cared for if you lose your mental capacity. It covers medical treatment, where you live, what sort of care you receive, and day-to-day decisions about your welfare.
How do I make a Lasting Power of Attorney?
We will go through the forms with you and help you to decide what type of power of attorney is right for you, and the conditions you wish to place on it. When the Powers are created, an independent person has to certify that you are signing it of your own free will and that you understand what you are doing. We can do this if appropriate. In some circumstances, a Doctor may be asked to certify the LPA.
The LPA then has to be registered with the Office of the Public Guardian before it can be used, even if the donor (the person making the LPA) still has mental capacity. As part of the registration process, at least one person can be notified of the LPA so that they can raise any concerns with the OPG. The registration process takes between 6 and 16 weeks, depending on the workload of the Office of the Public Guardian, so we recommend registering straight away, so that the LPA is available to be used as soon as it is needed.