My conveyancer has informed me that lack of building regulations insurance is needed on my purchase. What is the level of cover for Bedford conveyancing?
The appropriate level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Santander and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Completion of my remortgage has taken place for my property in Bedford. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily 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 with full details of your complaint.
My offer was accepted on an apartment in Bedford on 26/8/2025, valuation was booked 2 days after, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Are Virgin Money entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
4 months have gone by following my purchase conveyancing in Bedford took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Bedford with the aid of help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not reveal to my lawyer about the side-deal as it could impact my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
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, chain free conveyancing. Bedford is where the house is located. What do you suggest?
Flying freeholds in Bedford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bedford you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedford 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 residence.
I am downsizing from my property. My former lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Bedford if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Bedford. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
My husband and I are planning to purchase a 2 room ground floor flatin Bedford with a mortgage from a mortgage company. We have a conveyancer in Bedford however our mortgage company says she’s not approved on their "panel". We have to appoint one of the our mortgage company panel firms or keep our Bedford conveyancer and pay for one of their panel ones to represent our lender. This seems very unfair; Can we not simply insist that our bank use our Bedford lawyer?
No, not really. The mortgage company mortgage issued is subject to conditions, one of which will be that lawyers will on the bank's conveyancing panel. in the past, most banks had open panels, including most conveyancing solicitors in Bedford : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your lender.