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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 transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Bedford conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Bedford

How do I search for the right solicitor who can provide a quality service for my conveyancing in Bedford?

Option 1 is to ask relatives who they would recommend.

Option 2 is to search the internet for conveyancing in Bedford. Pick up the phone to a couple or more firms from the list and invite them to forward you their conveyancing estimate and discuss your needs with the solicitor who will conduct the conveyancing in advance ofmaking your choice.

Option 3 is to use our search tool to assist you in finding the right solicitors taking into account your individual expectations including location,timings, complexity and who your intended mortgage company is. Don't take the bait of low cost conveyancing in Bedford

We are purchasing a victorian detached house in Bedford. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process include checks to see if these alterations are allowed?

Your property lawyer should review the registered title as conveyancing in Bedford will on occasion identify restrictions in the title deeds which prohibit certain works or necessitated the permission of a 3rd party. Many works call for local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.

I recently had an offer agreed on a house in Bedford. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. Not long after, the conveyancing practitioner contacted me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bedford solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bedford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I have been told that property searches are the primary reason for hinderance in Bedford conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Bedford.

Me and my brother own a semi-detached Edwardian property in Bedford. Conveyancing solicitor represented me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bedford and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who carried out the work.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Bedford is the location of the property. Can you offer any advice?

Flying freeholds in Bedford are not the norm 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 diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedford may decide 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 premises.

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