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Recently asked questions about conveyancing in Bedford

My wife and I are due to complete buying a house in Bedford but as a consequence of damage from some water damage at the property I have managed to agree reparation from the vendor of £3k taking the form of a deduction in the price. This was going to be addressed as part of a side agreement yet UBS will not agree to this. Why were they notified?

The conveyancer being on a UBS approved list is obliged to inform UBS of any amendments to the sale price. If you were to refuse your lawyer to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Bedford.

When will exchange of contracts take place for residential conveyancing in Bedford and do I need to attend the lawyers branch?

If you are in close proximity to one of the conveyancing solicitors in Bedford you are invited in to sign documents. That being said, the firms we work with provide countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you digitally. The executing of the purchase agreement is not the important part. Signing on the dotted line is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bedford)to be in the office at the appropriate time.

We're new on the property ladder - had an offer accepted, but the estate agent told us that the vendor will only go ahead if we appoint their preferred solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor who is accustomed to conveyancing in Bedford

It is improbable the vendors are behind this. Should the owner require ‘a quick sale', alienating a motivated buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to instruct your preferred Bedford conveyancing solicitors - not the ones that will give the estate agent a referral fee or meet his conveyancing figures demanded by corporate headquarters.

I am on look out for some leasehold conveyancing in Bedford. Before I set the wheels in motion I want to be sure as to the remaining lease term.

Assuming the lease is registered - and 99.9% are in Bedford - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a leasehold flat in Bedford, conveyancing formalities finalised 6 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bedford with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2083

With only 64 years unexpired we estimate the price of your lease extension to span between £15,200 and £17,600 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

My uncle completed his conveyancing in Bedford ten years ago. He has been wed, divorced and has recently remarried. He now intends to the sell the Bedford property. I believe he will simply be requested to provide a copy of the marriage certificates to the conveyancing practitioner however he is anxious it could hold up the sale of the property. Is it worth updating the Land Registry documents for the house?

You are not required to bring up to date the register on the basis that you have the evidence needed to show how the name change has come about.

Any purchaser’s solicitor should check the title details and ask for evidence to establish the name change for example marriage certificates.

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