My mortgage broker has requested my Bedford solicitor’s panel member for the Santander conveyancing panel. How do I discover this. I have e-mailed my local Bedford office but they have not responded to me.
Have you tried contacting your Bedford conveyancing practitioner about this?. Most Bedford conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
We are purchasing a flat and require a conveyancing solicitor in Bedford who is on the Coventry BS conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Bedford.
I am thinking of refinancing my home in Bedford, does my lawyer need to be on the Virgin Money Conveyancing panel?
In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Me and my brother have a 4 bedroom Victorian property in Bedford. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bedford and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who conducted the work.
I am purchasing a new build house in Bedford with a loan from Platform Home Loans Ltd. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about this deal as it would jeopardize my loan with Platform Home Loans Ltd. 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.
Do you have any top tips for leasehold conveyancing in Bedford from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Bedford can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the buyers’ representatives. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Obtaining a replacement share certificate can be a lengthy process and delays many a Bedford home move. If a reissued share is needed, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is below 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Bedford state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord approving such changes. Where you dont have the approvals in place you should not communicate with the landlord without checking with your lawyer before hand. The majority of landlords or Management Companies in Bedford charge for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Bedford.
I acquired a 1st floor flat in Bedford, conveyancing was carried out September 1999. 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 Bedford with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2095
With 70 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered 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.