I have recently realised that I have 72 years remaining on my lease in Marple. I now want to get lease extension but my landlord is absent. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the landlord. On the whole an enquiry agent should be useful to conduct investigations and prepare an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court covering Marple.

I've found a house that appears to be perfect, at a great figure which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Marple. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Marple ?

The majority of houses in Marple are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Marple so you should seriously consider looking for a Marple conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the freeholder’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your lawyer will report to you on the legal implications.

What are your top tips when it comes to finding a Marple conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Marple conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggested that you speak with several firms including non Marple conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. Some following of questions might be helpful:

• Can they put you in touch with client in Marple who can give a testimonial?
• What are the costs for lease extension conveyancing?

Do you have any advice for leasehold conveyancing in Marple with the aim of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Marple can be bypassed if you get in touch lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ lawyers.
• Many landlords or managing agents in Marple charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Marple.
• In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Marple leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord acquiescing to such works. If you dont have the consents to hand you should not communicate with the landlord without contacting your solicitor before hand.
• A minority of Marple 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 should make it clear that the buyer is able to meet the annual 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 purchasers or their solicitors.
• If you are supposed to have a share in the freehold, you should ensure that you are holding the original share document. Organising a replacement share certificate is often a lengthy formality and delays many a Marple conveyancing deal. If a duplicate share is required, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity.

What are the common problems that you come across in leases for Marple properties?

Leasehold conveyancing in Marple is not unique. Most leases is drafted differently and legal mistakes in the legal wording can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

• A provision to repair to or maintain elements of the premises
• A duty to insure the building
• Clauses dealing with recovering service charges for expenditure on the building or common parts.
• Service charge per centages that don't add up correctly leaving a shortfall

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Skipton Building Society, and Godiva Mortgages Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.

I acquired a split level flat in Marple, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Marple with a long lease are worth £250,000. The average or mid-range amount of ground rent is £60 yearly. The lease expires on 21st October 2078

With just 52 years left to run the likely cost is going to range between £37,100 and £42,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.