I am in the process of selling my flat in Bedfordshire and the estate agent has just text me to say that the purchasers are appointing a new solicitor. The excuse is that the bank will only work with solicitors on their approved list. Why would a leading mortgage company only engage with certain solicitors rather the firm that they want to choose for their conveyancing in Bedfordshire ?

UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.

I have decided to exercise my right to buy my property in Bedfordshire off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

I had an offer accepted on a house in Bedfordshire on 11/8/2025, valuation was booked 2 days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

Lloyds have agreed my home loan in principle, my offer on a apartment in Bedfordshire has been accepted, now what?

Your property agent will wish to be informed of your lawyer's details (make sure the solicitors are on the lender’s approved list). Contact Lloyds or the financial adviser and finish off any relevant documentation. Lloyds will sellect a valuer who will get in touch with the selling agent or seller to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Lloyds will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bedfordshire.

How does conveyancing in Bedfordshire differ for new build properties?

Most buyers of new build or newly converted property in Bedfordshire contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Bedfordshire usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bedfordshire or who has acted in the same development.

I am looking for a leasehold apartment up to £245,000 and identified one round the corner in Bedfordshire I like with open areas and station nearby, the downside is that it only has 49 years on the lease. I can't really find anything else in Bedfordshire for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan that many years will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

What could I expect to pay for conveyancing in Bedfordshire?

Almost all Bedfordshire conveyancing firms will charge a set fee. If additional work arise during the conveyancing your conveyancing practitioner is duty bound to inform you in writing of such supplemental costs for such work immediately it becomes obvious. Some organisations will agree not to render an invoice if the deal falls through, others will charge a fraction of the agreed costs, depending on the point at which the conveyancing does not go ahead.

We would recommend that you seek various firms to supply you a quotation.