It is 10 years ago since I acquired my property in Bedfordshire. Conveyancing solicitors have just been retained on the sale but I can't locate the title deeds. Is this a problem?

You need not be too concerned. Firstly the deeds may be with the mortgage company or they may be archived with the conveyancers who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Bedfordshire relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

I need some fast conveyancing in Bedfordshire as I am under a deadline to exchange contracts within 2 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?

As you are are a mortgage free buyer you are at liberty not to do searches although no law firm would recommend that you don't. With plenty of history conveyancing in Bedfordshire the following are examples of what can be revealed and therefore affect the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...

Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in Bedfordshire I like with open areas and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Bedfordshire in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

As co-executor for the will of my father I am disposing of a residence in Cardiff but I am based in Bedfordshire. My conveyancer (based 260 kilometers awayhas requested that I sign a stat dec prior to completion. Can you recommend a conveyancing solicitor in Bedfordshire who can attest this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Bedfordshire

I today plan to offer on a house that seems to meet my requirements, at a great figure which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Bedfordshire. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Bedfordshire ?

The majority of houses in Bedfordshire are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Bedfordshire in which case you should be looking for a Bedfordshire conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.

Bedfordshire Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Does the lease contain onerous restrictions? Be sure to discover if there is anything that is prohibited in the lease. For example it is fairly common in Bedfordshire leases that pets are not allowed in certain buildings in Bedfordshire. If you like the apartmentin Bedfordshire yet your cat can’t move with you then you have a very hard determination. The best form of lease structure is if the freehold title is in the ownership of the leaseholders. In this arrangement the tenants benefit from control and notwithstanding that a managing agent is usually retained where the building is bigger than a house conversion, the managing agent is directed by the tenants.