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While any conveyancing solicitor can theoretically handle your leasehold conveyancing in Urmston, 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 Urmston leasehold conveyancing

I am in need of some leasehold conveyancing in Urmston. Before diving in I want to be sure as to the unexpired term of the lease.

Assuming the lease is registered - and most are in Urmston - 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.

There are only 68 years remaining on my flat in Urmston. I am keen to extend my lease but my freeholder 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 apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to track down the freeholder. On the whole a specialist would be useful to try and locate and prepare a report to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Urmston.

Expecting to sign contracts shortly on a basement flat in Urmston. Conveyancing lawyers assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Urmston should include some of the following:

  • You should be sent a copy of the lease
  • Details of the parties to the lease, for example these could be the leaseholder (you), head lessor, freeholder
  • Does the lease prohibit wood flooring?
  • Will you be prohibited or prevented from having pets in the property?
  • You must be told what constitutes a Nuisance in the lease
  • Ground rent - how much and when you need to pay, and also know whether this will change in the future
  • You should have a good understanding of the insurance provisions For details of the information to be contained in your report on your leasehold property in Urmston please ask your conveyancer in advance of your conveyancing in Urmston

    • My wife and I purchased a leasehold house in Urmston. Conveyancing and Virgin Money mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Urmston who previously acted has long since retired.Any advice?

    First contact HMLR to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Urmston conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

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

    When appointing a solicitor for lease extension works (regardless if they are a Urmston conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Urmston conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. Some following of questions might be useful:

    • Can they put you in touch with client in Urmston who can give a testimonial?
  • What are the legal fees for lease extension work?

    • I inherited a ground floor flat in Urmston, conveyancing formalities finalised 2001. How much will my lease extension cost? Equivalent properties in Urmston with over 90 years remaining are worth £240,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2099

    With 74 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

    The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

    Other Topics

    Lease Extensions in Urmston