I am obtaining a mortgage offer from Santander. My intention is to enlist the help of a Licensed Conveyancer in Bedfordshire. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I own a freehold house in Bedfordshire yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Bedfordshire and has limited impact for conveyancing in Bedfordshire but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a property in Bedfordshire? or I am told that there is historic law that could mean that homeowners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this appropriate for conveyancing in Bedfordshire?
Unless a previous purchase of the premises completed after 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Bedfordshire to remain recommending a chancel search and or insurance against a claim.
The deeds to my property are lost. The lawyers who handled the conveyancing in Bedfordshire 4 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical original deeds to prove you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
Do you have any top tips for leasehold conveyancing in Bedfordshire from the point of view of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Bedfordshire can be avoided where you get in touch lawyers the minute your agents start advertising the property and request that they start to put together the leasehold information which will be required by the purchasers’ conveyancers. Some Bedfordshire leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Organising a new share certificate is often a lengthy process and slows down many a Bedfordshire conveyancing transaction. If a reissued share is required, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is under 80 years. It is therefore important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
I purchased a 2 bed flat in Bedfordshire, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Bedfordshire with a long lease are worth £222,000. The ground rent is £50 yearly. The lease expires on 21st October 2090
With just 71 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. 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 should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.