I was advised recently by my mortgage broker that my Bedfordshire property lawyer is not on the bank Solicitor panel. What can I do to be sure that this is correct?
The first thing you need to do is to call your Bedfordshire lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Bedfordshire conveyancing practice that is on the conveyancing panel for your bank.
We are planning on selling our house in Bedfordshire and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Bedfordshire lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in Bedfordshire. Having lived in Bedfordshire for many years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
What tools are available to locate a Bedfordshire solicitor on the Skipton Building Society conveyancing panel? I have wheels and am prepared to travel upto 10miles to meet the solicitor.
Feel free to make use of the facility on this website. Please pick a bank and your location and you will see a number of Bedfordshire conveyancing lawyers based on proximity. We have listed some Bedfordshire conveyancing firms at the bottom of this page and you can call them to see if they are on the Skipton Building Society panel
Having had my offer accepted I require leasehold conveyancing in Bedfordshire. Before I get started I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Bedfordshire - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a 1 bedroom flat in Bedfordshire, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bedfordshire with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2078
With just 60 years remaining on your lease we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
I'm remortgaging a property in Bedfordshire. I have found my conveyancer's company on the CLC list, but I can't see my conveyancer's name as listed on the regulator's website. Should I be concerned?
Not all staff in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unlicensed staff.