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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

I have given 8 weeks notice to my current landlord and must be out of my rented apartment in Bedford by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in three weeks as I wish to avoid having to move into temporary accommodation?

The normal practice is not to give notice for your tenancy until you have exchanged. If you have not previously done so, update to your conveyancer and urge them to they cajole the sellers side, try to get a realistic time scale from them that everyone will aim to achieve

The deeds to my house can not be found. The lawyers who did the conveyancing in Bedford 10 years ago no longer exist. What are my options?

As long as the title is registered the details of your ownership will be held by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, find your property and order current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.

I'm buying my first flat in Bedford with the aid of help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my solicitor about the extras as it could affect my mortgage with the lender. Is this normal?.

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

Given that I will soon spend over three hundred thousand on a two bedroom apartment in Bedford I would like to have a conversation with the lawyer about myconveyancing prior to appointing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be carrying out your conveyancing in Bedford.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Bedford should be the figure that you are charged.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £225,000 maisonette in Bedford in just under a week. The management company has quoted £396 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Bedford?

Bedford conveyancing on leasehold flats normally involves the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries most will be content to assist. They may charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some cases it is in excess of £800. The administration charge demanded by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, otherwise the charge is not strictly payable. In reality you have little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I bought a studio flat in Bedford, conveyancing having been completed in 2010. How much will my lease extension cost? Comparable flats in Bedford with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2092

With just 68 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. 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 based on this information before getting professional advice.

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