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Find a Bedford Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Bedford? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Bedford home move at risk of delay or failure.

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Recently asked questions about conveyancing in Bedford

It is a dozen years since I bought my home in Bedford. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down the deeds. Will this jeopardise the sale?

Don’t worry too much. Firstly the deeds may be kept by your lender or they may be in the possession of the conveyancers who acted in your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Bedford involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.

Have purchased a a detached house in Bedford , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Bedford conveyancing solicitor works at snail pace, so I want to check the post completion formalities are dealt with.

As far as conveyancing in Bedford is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. At present in the region of three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs after the buyer has moved in to the premises so post completion formalities is not typically top priority yet if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing a new build house in Bedford benefiting from help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not to tell my solicitor about the extras as it could put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Bedford is the location of the property. Can you offer any advice?

Flying freeholds in Bedford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedford you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedford may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Am I better off to appoint a Bedford conveyancing lawyer based in the vicinity that I am buying? An old friend can carry out the legal formalities however her office is 300kilometers away.

The benefit of a local Bedford conveyancing firm is that you can drop in to sign paperwork, hand in your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were content that should trump using an unfamiliar Bedford conveyancing lawyer just because they are based in the area.

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Find out more about how flying freehold can affect your the value of a property.