We decided to go with a Bedford based lawyer for my conveyancing in Bedford recently. After carefully reading the terms of engagement I seewe are liable for costs even if the movedoes not go ahead. Should I go with them or instruct a web based firm who offer no completion no cost conveyancing in Bedford?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the fee levels will generally be uplifted to neutralise the cases that do not go ahead. Also remember that these offerings generally do not protect you from disbursements e.g. Bedford conveyancing search fees.

We are about to sign contracts for a property in Bedford. We have hit a stumbling block. Our loan offer with Clydesdale expires on 29/1/2024 but the owners are suggesting a completion date of 31/1/2024. Can one extend the mortgage offer?

The person best placed to address this concern is your solicitors who should determine whether he or she is should be discussing with the mortgage company, vendor’s lawyers, estate agents or possibly all parties based on the history of your conveyancing as of today.

What does my ID and proof of funds have anything to do with my conveyancing in Bedford? Why is this being asked of me?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Terms of Engagement that you need to sign will no doubt reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you are unwilling to hand over identification documents, your solicitor can not take you on as a client.

When it comes to mortgage companies such as Nottingham, do Bedford property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Can I be sure that the Bedford conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Bedford obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.

I have finally had an offer on an apartment in Bedford agreed to, but there is a chain. The owners have placed an offer on a property, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have instructed a local conveyancing solicitor in Bedford. What do I do now? When should I get the mortgage application with Lloyds started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Bedford conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Lloyds approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. During a rising market many buyers will apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they ask their property lawyer to move forward with the conveyancing in Bedford.

Looking forward to sign contracts shortly on a ground floor flat in Bedford. Conveyancing solicitors assured me that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Bedford should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? You would want to be sent a copy of the lease The unexpired lease term. You should be advised as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You must be advised what counts as a Nuisance as far as the lease is concerned

I bought a studio flat in Bedford, conveyancing having been completed in 2007. How much will my lease extension cost? Equivalent flats in Bedford with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2088

With 65 years unexpired we estimate the price of your lease extension to range between £13,300 and £15,400 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.