We are buying a 3 bedroom flat in Bedfordshire with a mortgage. We would like to retain our Bedfordshire lawyer, but the bank advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Bedfordshire property lawyer and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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. Another option that might be available is for your Bedfordshire conveyancing lawyer to apply to be on the conveyancing panel.
Do the conveyancing lawyers listed on your site carry out attended exchange conveyancing in Bedfordshire?
We do have a number of conveyancing experts who can conduct one day exchanges. You should call us to obtain a fee calculation and details as to dates.
In what way does my ID and proof of funds have anything to do with my conveyancing in Bedfordshire? Is this really warranted?
Bedfordshire conveyancing solicitors and indeed property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement no more than three months).
Evidence of the origin of monies is also necessary in accordance with the money laundering laws as lawyers are mandated to investigate that the funds you are utilising to buy a property (whether it be the deposit for exchange or the full purchase amount where you are buying mortgage free) has originated from a reputable source (such as an inheritance) and is not the fruits of criminal activity.
I have todaybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Bedfordshire for a purchase of a freehold house 10 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest way 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 Bedfordshire conveyancing specialists.
I am buying my first flat in Bedfordshire with a loan from Yorkshire Building Society. The sellers would not move on the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not reveal to my solicitor about the side-deal as it would affect my loan with the lender. Is this normal?.
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.
I wish to let out my leasehold apartment in Bedfordshire. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in Bedfordshire do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Bedfordshire Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing
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Best to be warned if changing the roof or some other major work is anticipated that will be shared by the leaseholders and may well dramatically increase the the service charges or necessitate a specific payment. How many years remain on the lease? How much is the maintenance charge and ground rent on the property?