A colleague informed me that in buying a property in Bedfordshire there may be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Bedfordshire which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Bedfordshire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are purchasing a detached bungalow in Bedfordshire. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include investigations to ascertain if these alterations are allowed?
Your conveyancer should review the registered title as conveyancing in Bedfordshire will on occasion reveal restrictions in the title deeds which prohibit categories of works or necessitated the consent of a 3rd party. Certain extensions require local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
After weeks of negotiation I have agreed a price on an apartment in Bedfordshire. My mortgage broker suggested a lawyer. I paid an advanced payment of £200. Soon after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I need some fast conveyancing in Bedfordshire as I am faced with pressure to sign on the dotted line in less than one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no lawyer would recommend that you don't. With plenty of history conveyancing in Bedfordshire the following are examples of what can appear and therefore affect market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...
Just acquired a detached house in Bedfordshire , What is the estimated time for the Land Registry to record my proprietorship? My Bedfordshire conveyancing solicitor works at snail pace, so I want to check the land registry aspects are addressed.
As far as conveyancing in Bedfordshire registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd parties. At present roughly 80% of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration occurs after the purchaser is living at the premises so an expedited registration is not typically primary concern but if there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, no chain conveyancing. Bedfordshire is where the house is located. Can you offer any advice?
Flying freeholds in Bedfordshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedfordshire you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedfordshire may decide 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.
Should I be concerned by estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Bedfordshire conveyancing firm?
As is the case with lots of service providers, often recommendations from connections can be extremely useful or valuable. Nevertheless there are many parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and lenders may recommend solicitors to appoint. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the endorsement. You are at liberty to appoint your preferred lawyer. However, bear in mind that the majority of lenders specify a panel list of law firms you have to use for the mortgage related work in your house move.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Cardiff but live in Bedfordshire. My lawyer (who is 235 miles from meneeds me to execute a statutory declaration before completion. Can you recommend a conveyancing lawyer in Bedfordshire to witness and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Bedfordshire based