Can you explain why leasehold purchase conveyancing in Bedford costs more?
In short, leasehold conveyancing in Bedford and elsewhere usually involve extra due diligence compared to freehold transactions. This includes lease investigation, communicating with the landlord concerning serving appropriate notices, procuring current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first entered into.
Please help - my lawyer says that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bedford?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such insurances.
My fiancee and I are at the point of viewing flats in Bedford and I am about to put in an offer. Is it sensible to have my conveyancer on ‘stand by’? I intend to finance via a home loan with Bank of Ireland.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are taking out a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I currently have a mortgage with Aldermore for my property in Bedford. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
Aldermore must be informed of your intention before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.
I am close to exchanging contracts on the sale of our home in Bedford and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Bedford conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Bedford. We have lived in Bedford for many years we know of no issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Bedford differ for new build properties?
Most buyers of new build property in Bedford approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Bedford usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bedford or who has acted in the same development.
A mortgage agreement from a lender for the remortgage of my 4 bedroom flat is to be issued any day now. Could you recommend an efficient remortgage conveyancing lawyer in Bedford ?
This site is not designed to help in pursuit of the cheapest conveyancing in Bedford. Our aim is to provide value for money conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint companies offering £99 conveyancing in Bedford.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fee and still not get the service expected.