We chose a local lawyer for our conveyancing in Bedfordshire recently. After carefully reading the small print I noteI am liable for charges even where the transaction does not complete. Should I ditch them and choose a web based firm promoting no-sale-no-fee conveyancing in Bedfordshire?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be higher to cover those conveyances that do not proceed. Do bear in mind that such schemes rarely cover expenses for instance Bedfordshire conveyancing search costs.
I have decided to exercise my right to buy my property in Bedfordshire off the council. I have a mortgage agreed with Nottingham. 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 have 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
The mortgage over my property is with UBS for my property in Bedfordshire. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval prior to renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being problematic. The Bedfordshire solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
About to purchase a new build flat in Bedfordshire. Conveyancing is daunting 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 legal work.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bedfordshire
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Bedfordshire is where the house is located. Is there any guidance you can give?
Flying freeholds in Bedfordshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedfordshire you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedfordshire may determine 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 premises.
My father-in-law has suggested that I instruct his conveyancing solicitors in Bedfordshire. Should I find my own conveyancer?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to have guidance from friends or relatives who have used the conveyancer that you are contemplating using.
I only have 68 years unexpired on my lease in Bedfordshire. I am keen to get lease extension but my landlord is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to track down the lessor. For most situations an enquiry agent should be useful to carry out a search and prepare a report which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Bedfordshire.
Bedfordshire Leasehold Conveyancing - Sample of Questions you should ask before buying
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How long is the Lease? The majority of Bedfordshire leasehold flats will be liable to pay a service charge for the upkeep of the building invoiced on behalf of the management company. Should you buy the flat you will have to pay this amount, normally periodically throughout the year. This could differ from several hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge for you to pay annual, this is usually not a significant amount, say around £50-£100 but you should to enquire as on occasion it can be many hundreds of pounds. It would be sensible to discover as much as possible regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day matters such as the upkeep of the communal areas. You should not be shy to ask other tenants what they think of them. In conclusion, investigate as to the dates that the maintenance fees are due to the appropriate party and precisely what it includes.