Guaranteed fixed fees for Leasehold Conveyancing in Eccles

While any conveyancing solicitor can theoretically handle your leasehold conveyancing in Eccles, your mortgage provider may unwilling to work with them if the firm are not on their list of approved solicitors for conveyancing

Common questions relating to Eccles leasehold conveyancing

Having had my offer accepted I require leasehold conveyancing in Eccles. Before I get started I require certainty as to the number of years remaining on the lease.

Assuming the lease is registered - and almost all are in Eccles - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title.For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Having checked my lease I have discovered that there are only Seventy years left on my lease in Eccles. I now want to extend my lease but my freeholder is missing. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to find the lessor. In some cases a specialist would be helpful to carry out a search and prepare a report to be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the application to the County Court covering Eccles.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Eccles. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

The majority of houses in Eccles are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can assist with the conveyancing process. It is clear that you are buying in Eccles in which case you should be looking for a Eccles conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your solicitor should advise you fully on all the issues.

What advice can you give us when it comes to choosing a Eccles conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Eccles conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Eccles conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions could be of use:

  • If they are not ALEP accredited then what is the reason?
  • What volume of lease extensions has the firm completed in Eccles in the last twenty four months?

  • Can you provide any top tips for leasehold conveyancing in Eccles with the aim of speeding up the sale process?

    • A significant proportion of the delay in leasehold conveyancing in Eccles can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ representatives.
    • Many freeholders or managing agents in Eccles levy fees for supplying management packs for a leasehold homes. You or your lawyers should discover the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Eccles.
  • If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Eccles leases often stipulate that internal structural changes or addition of wooden flooring require a licence from the Landlord acquiescing to such alterations. If you dont have the approvals in place you should not contact the landlord without contacting your solicitor in the first instance.
  • Some Eccles leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying 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 solicitors.
  • If you hold a share in a the freehold, you should make sure that you hold the original share certificate. Arranging a duplicate share certificate is often a time consuming formality and delays many a Eccles conveyancing transaction. If a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible.

  • I bought a ground floor flat in Eccles, conveyancing having been completed 1997. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Eccles with an extended lease are worth £205,000. The ground rent is £65 levied per year. The lease finishes on 21st October 2074

    With 52 years remaining on your lease we estimate the premium for your lease extension to span between £35,200 and £40,600 plus professional fees.

    The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

    Other Topics

    Lease Extensions in Eccles