So you started the process of a lease extension on your flat - and maybe wish you hadn't bothered. It's a serious business and you're only just beginning to find out how serious.

To start with, everything went smoothly. Friends pitched in, neighbours added their bit and even the family chipped in some chunks of advice. Who said this business of leasehold extension was difficult or could lead to problems? Crisis, what crisis? Heavens no, it's a doddle.

Well, it appeared fairly easy until you got into...er...a little bit of argument, with the landlord.

What happened then? You began to feel the strain; you felt, at one point, like a rigid stick that would quite easily snap in half. The thing is you didn't fully understand what leasehold extension rights as a tenant you had or how to exercise them. The landlord could spot that a mile away, he saw through the bluff of confidence and realised he was dealing with a buffoon. You made it so easy for him to walk right over you, he did.

You'd heard something about service charges but couldn't remember the exact details. But, you didn't really know the facts. Then sparks started to fly and it became obvious that you didn't know about the Leasehold Valuation Tribunal. The landlord realised that as well and was on to a winner.

Luckily you contacted that fantastic solicitor who specialiseas in leasehold extension, just in time. He really saved the day. He expertly guided you through the tribunal process to the outcome which was in your favour. The landlord was demanding an excessive service charge for very little service. He then priced the leasehold extension at a stupidly high value. Well, under pressure from your brilliant solicitor and a specialist lease extension surveyor who represented you at the tribunal, he just gave in.

You looked so relieved when it was all over, you couldn't stop thanking him. Who wouldn't, I guess, when he successfully negotiated the cost of the lease extension down - to a generous third of the original figure!

It was your lack of negotiating power that let you down, together with not having the right evidence or appointing the correct person to conduct the lease extension valuation and advise you on the amount of money you should be offering the freeholder.

It just goes to show that when it comes to leasehold extension, an experienced specialised solicitor will know best.