I am considering refinancing my apartment in Bedford, does my lawyer need to be on the TSB Solicitor panel?
There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Does a directory service exist listing Nationwide panel conveyancers in Bedford on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings visible online. Where you are in need of a Bedford solicitor on the Nationwide please make the most of our facility.
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being pedantic. The Bedford solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have finally had an offer on a maisonette in Bedford agreed to, but there is a chain. The vendors have offered on on an apartment, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Bedford. What should be my next step? At what stage do I apply for the mortgage with Skipton?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then survey, Bedford conveyancing search costs, etc). First, you should ensure that your lawyer is on the Skipton approved list. As to the subsequent steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a hot market many purchasers will apply for a home loan with Skipton and pay for the valuation and only if it was satisfactory would they pay their solicitor to press on with the conveyancing in Bedford.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bedford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bedford
Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
How does the Landlord & Tenant Act 1954 affect my business premises in Bedford and how can you help?
The particular law that you refer to affords protection to commercial lessees, granting the right to apply to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Bedford is one of our many areas of the UK in which the firms we work with are located
My step-father has recommend that I instruct his conveyancing solicitors in Bedford. Should I use them?
Much as we are happy to recommend a Bedford conveyancing lawyer it’s preferable to find a conveyancing practitioner is to seek feedback from friends or relatives who have actually used the conveyancer that you are are thinking of instructing.