I am buying a property and need a conveyancing solicitor in Bedford who is on the Barnsley Building Society conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Bedford. We dont recommend any particular firm.
When it comes to lenders such as Virgin Money, do Bedford lawyers face an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Is there a list of Santander panel conveyancers in Bedford on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings visible over the internet. Where you are seeking to appoint a Bedford lawyer on the Santander please use our tool.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being problematic. The Bedford solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have a semi-detached Victorian property in Bedford. Conveyancing lawyer represented me and Yorkshire Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching address. Is it worth asking Yorkshire Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register for 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 remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who completed the work.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bedford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Bedford
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Due to the advice of my in-laws I had a survey completed on a house in Bedford ahead of retaining solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some banks will refuse to issue a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bedford. Conveyancing will be smoother if you use a solicitor in Bedford especially if they are familiar with such properties in Bedford.
I’m about to sell my ground floor flat in Bedford. Conveyancing is yet to be initiated, however I have just had a yearly service charge invoice – what should I do?
It best that you pay the invoice as usual as all rents and service payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Bedford Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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It is important to be aware if window replacement or some other significant cost is coming up that will be shared amongst the tenants and will materially increase the the maintenance fees or necessitate a specific payment. How many years remain on the lease? How many of the leaseholders are in arrears for their service charge payments?