I am about to put an offer on a leasehold apartment in Ashton in Makerfield. The estate agents advise that it is normal for flats in Ashton in Makerfield to have less than 75 years unexpired on the lease. I am expecting a loan with Platform. Is this going to be a problem if the lease has 69 years to go.
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. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 27/7/2026 the requirements read as follows :
I just acquired a flat at auction in Ashton in Makerfield. Conveyancing is required. What is next?
Having exchanged you must hire the services of a conveyancing solicitor quickly as you now have a pending a drop dead date to complete the property. Every auction property will have a corresponding auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should hand this to the solicitor working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
Is it the case that all Ashton in Makerfield solicitor practices on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
I recently had an offer agreed on an apartment in Ashton in Makerfield. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £150. Soon after, the conveyancer called me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
It has been three months following my purchase conveyancing in Ashton in Makerfield concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build house in Ashton in Makerfield with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep told me not inform my conveyancer about this extras as it could adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it best to go with a Ashton in Makerfield conveyancing practitioner based in the vicinity that I am purchasing? I have an old university friend who can handle the conveyancing however they are based 200miles away.
The primary upside of using a high street Ashton in Makerfield conveyancing practice is that you can drop in to execute documents, hand in your identification documents and pester them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were impressed that should trump using an unfamiliar Ashton in Makerfield conveyancing solicitor just because they are Ashton in Makerfield based.
Can you provide any top tips for leasehold conveyancing in Ashton in Makerfield from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Ashton in Makerfield can be reduced where you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ lawyers. If you have had any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a property where a dispute is unsettled. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to unsettled. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to where the lease term is under 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you hold a share in a the freehold, you should ensure that you hold the original share document. Arranging a new share certificate is often a time consuming process and delays many a Ashton in Makerfield conveyancing deal. If a new share certificate is required, you should approach the company officers or managing agents (where relevant) for this at the earliest opportunity.
I invested in buying a 2 bed flat in Ashton in Makerfield, conveyancing formalities finalised October 2010. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Ashton in Makerfield with over 90 years remaining are worth £181,000. The ground rent is £55 charged once a year. The lease ceases on 21st October 2077
With just 51 years left to run we estimate the premium for your lease extension to span between £30,400 and £35,200 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.