I have 7378 less than 75 years unexpired on my lease and require a lease extension for my flat in Bedmond. Conveyancing solicitors on the Virgin panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 11/7/2019 the requirements read as follows :

My solicitor has informed me that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Bedmond?

The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

Is it the case that all Bedmond solicitor practices on the TSB conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.

The formalities of my purchase has taken place for my property in Bedmond. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Bedmond is where the house is located. Can you offer any advice?

Flying freeholds in Bedmond are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bedmond 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 Bedmond may ascertain 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 property.

Do I need to be concerned about estate agents that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Bedmond conveyancing practice?

As with lots of service providers, often input from connections can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and banks may recommend solicitors to select. On occasion the lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the endorsement. You are at liberty to select your own conveyancer. Don't forget that some lenders specify a panel list of solicitors you are obliged to use for the mortgage aspect of your transaction.

I previously told by my lender that their approved solicitors work on no move no charge basis for conveyancing in Bedmond. My purchase did not proceed yet the lawyers have invoiced for search fees! They say the fees are independent!

By offering "no completion no fee" Bedmond conveyancing firms are foregoing their fees for any work conducted. We should point out that this is NOT an insurance scheme. you will still be expected to reimburse any charges that the solicitor has incurred on your behalf for instance Bedmond local authority checks