Having sold my house in Bedfordshire last October yet the purchaser is telephoning daily complaining that his conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities following completion?

Post completion of your house sale your solicitor is committed to deliver the transfer deeds and all supplemental paperwork to the buyer’s solicitors. If applicable, your lawyer should also evidence that the home loan has been discharged to the buyers solicitors. There are no post completion procedures unique to conveyancing in Bedfordshire.

I had a mortgage agreed in principle with . Bedfordshire conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have done the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We were going to get a AIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Bedfordshire solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Bedfordshire solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I have today made my last payment due on my mortgage with . I assume I don't need a Bedfordshire on the panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I'm buying a new build house in Bedfordshire benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about this extras as it could adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a conveyancing practitioner in Bedfordshire for my home move. Can I review a solicitor's record with the profession’s regulator?

You may read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could recorded call for training requirements.

I am hoping to sign contracts shortly on a leasehold property in Bedfordshire. Conveyancing solicitors inform me that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Bedfordshire should include some of the following:

What remedies are open the freeholder should you are in breach of your lease terms? Where does the liability rest to repair and maintain the building. It is essential that you know who is responsible the repair and maintenance of every part of the building The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Additions to the premises

I invested in buying a 1 bedroom flat in Bedfordshire, conveyancing having been completed 1995. How much will my lease extension cost? Similar flats in Bedfordshire with an extended lease are worth £165,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 50

With just 50 years left to run the likely cost is going to span between £36,100 and £41,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.