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Find a Bedfordshire Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Bedfordshire? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Bedfordshire conveyancing at risk of delay or failure.

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


Recently asked questions about conveyancing in Bedfordshire

I have given 8 weeks notice to my current landlord and have to leave my rented property in Bedfordshire by 5/11/2021. Conveyancing for my house purchase has just started. Is it possible to complete in three weeks as I wish to avoid having to find temporary accommodation?

Generally one should not provide notice on a rental unless your lawyer suggests that you should. If you have not already done so, speak to your conveyancer and request that they chase the other solicitors, try to get a realistic time scale from them that everyone will work to achieve

Please help - my lawyer advises that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Bedfordshire?

The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.

is it true that all Bedfordshire solicitor firms on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be regulated by the SRA. The majority of lenders do permit licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

After what feels like an age I have had an offer on an apartment in Bedfordshire accepted, the vendors do nevertheless have a tied purchase. The vendors have placed an offer on somewhere, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have instructed a high street conveyancing solicitor in Bedfordshire. What should be my next step? At what stage should I apply for the mortgage with Clydesdale?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Bedfordshire conveyancing search costs, etc). First, you should check that your conveyancer is on the Clydesdale conveyancing panel. Regarding the next phase this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a hot market many buyers would apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with the conveyancing in Bedfordshire.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, chain free conveyancing. Bedfordshire is the location of the property. What do you suggest?

Flying freeholds in Bedfordshire are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bedfordshire you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedfordshire 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.

I have just appointed agents to market my basement flat in Bedfordshire. Conveyancing has not commenced, however I have just received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual because all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a leasehold flat in Bedfordshire, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Bedfordshire with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2091

With just 70 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

Do online conveyancing organisations undertake everything a high street Bedfordshire solicitor does or must I retain a solicitor for the final stages for my conveyancing in Bedfordshire?

If you choose an online conveyancer they will cover all the tasks your Bedfordshire solicitor would cover.

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