About to place an offer on a leasehold property in Ashton in Makerfield. The selling agents tell me that it is standard for flats in Ashton in Makerfield to have less than 75 years left on the lease. I am getting a loan with Platform. Will the property be mortgageable given that the lease has 70 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining 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 :
Have just purchased a repossessed house at auction in Ashton in Makerfield. Conveyancing is needed. What are my next steps?
Now that you are to all intents and purposes signed on the dotted line you should instruct a conveyancing lawyer soon as you now have a tight a fixed date to complete the deal. An auction property will ordinarily have a corresponding legal set of papers. This will likely include evidence of title and search results. If you have purchased leasehold property the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You should give this to the solicitor working for you as soon as possible. You also need to ensure that you have funds organised to complete on the date specified in the contract.
Is it the case that all Ashton in Makerfield solicitors on the Lloyds conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
After weeks of negotiation I have agreed a price on a house in Ashton in Makerfield. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £225. Not long after, the lawyer contacted 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.
2 months have elapsed since my purchase conveyancing in Ashton in Makerfield took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 asset 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 my first flat in Ashton in Makerfield benefiting from help to buy. The builders refused to reduce the amount so I negotiated 6k of extras instead. The property agent told me not inform my lawyer about the deal as it will impact my loan with Bank of Ireland. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Should I instruct a Ashton in Makerfield conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can perform the legal work however his firm is located 200miles drive away.
The primary upside of using a local Ashton in Makerfield conveyancing practice is that you can drop in to sign documents, deliver your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and in the main were impressed that must surpass using an unknown Ashton in Makerfield conveyancing solicitor solely due to them being local.
Do you have any advice for leasehold conveyancing in Ashton in Makerfield from the point of view of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Ashton in Makerfield can be bypassed where you get in touch lawyers the minute you market your property and ask them to collate the leasehold information needed by the purchasers’ lawyers. If you are supposed to have a share in the Management Company, you should ensure that you have the original share document. Organising a replacement share certificate is often a lengthy formality and delays many a Ashton in Makerfield home move. If a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (if relevant) for this at the earliest opportunity. Some Ashton in Makerfield leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Ashton in Makerfield leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord consenting to such alterations. Should you dont have the consents in place do not communicate with the landlord without contacting your conveyancer first. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You will have to accept that you will have to discharge any arrears of service charge or settle 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 are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unsettled.
I inherited a basement flat in Ashton in Makerfield, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Ashton in Makerfield with an extended lease are worth £181,000. The ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2077
With 51 years unexpired we estimate the price of your lease extension to be between £30,400 and £35,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.