We expect to receive a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Bedford solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Bedford solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have decided to exercise my right to buy my property in Bedford off the council. I have a mortgage agreed with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Intending to buy a apartment in Bedford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bedford conveyancer is on the Virgin Money conveyancing panel.
I have justdiscovered that Action Conveyancing have closed. They conducted my conveyancing in Bedford for a purchase of a leasehold apartment 12 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bedford conveyancing specialists.
I decided to have a survey done on a property in Bedford before instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks will refuse to give a loan on this type of house.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bedford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bedford to see if the conveyancing costs will increase in light of this.
As co-executor for the will of my father I am selling a house in Newport but I am based in Bedford. My conveyancer (who is 200 miles from merequires that I sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in Bedford to witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Bedford
I have recently realised that I have Seventy years unexpired on my lease in Bedford. I now want to extend my lease but my freeholder is can not be found. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to locate the landlord. On the whole a specialist may be helpful to conduct investigations and to produce a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Bedford.
Bedford Leasehold Conveyancing - Examples of Queries Prior to Purchasing
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On the whole the cost for major works are not built into the service charges, albeit that a few managing agents in Bedford ask tenants to pay into a sinking fund and this is used to offset against major works. Best to be warned whether window replacement or some other significant cost is due in the foreseeable future to be shared by the leasehold owners and could well dramatically increase the the maintenance charges or require a specific payment. Please note that where the lease has fewer than 80 years it will impact the marketability of the apartment. It is worth checking with your lender that they are happy with remaining years on the lease. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth discovering what this will be. Remember, in most cases you will be required to have owned the residence for two years in order to be entitled to carry out a lease extension.
Is it the case that all Bedford property lawyers on every lender conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your local lender branch in Bedford. Chances are that they will know some good conveyancing solicitors in Bedford