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Selecting the right solicitor is the most important decision when it comes to your Bedmond conveyancing

Reasons to use our Bedmond conveyancing solicitors

  • 1 Bedmond lawyer are the linchpin to a successful Bedmond conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 2 The mark of a good conveyancing solicitor in Bedmond is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the high standards of professionalism you would hope for.
  • 3 Cut price packages from online conveyancers might be tempting. However, these companies are often located many kilometers away with limited understanding of the factors that impact property transactions in Bedmond
  • 4 Notwithstanding what alternative sites say it just might be necessary to pop into your conveyancer to sign contracts. There are various parties with engaged in a house sale without having to include Royal Mail into the pot.
  • 5 Excellent communication and a wealth of expertise are key benefits that you should seek when selecting conveyancing solicitors. Bedmond home moves can be made a lot more complicated because of poor communication between all the parties. The lawyers we work with strive to make sure that the lines of communication are open and act on arising issues and developments expeditiously.

Examples of recent conveyancing in Bedmond since January 2025*

Purchase

of apartment Tylersfield WD5 0PT, purchased for £265,000. Leasehold conveyancing investigations included: drafting the sale agreement and Transfer, taking formal instructions from and updating the seller client, agreeing completion date with parties

Transfer

of house residence, Belswains Lane, HP3 9XE completing on 27/01/2025 at a price of £425,000. The legal transfer of property incorporates some of the following tasks: sending the transfer to the vendor for execution in readiness for completion, obtaining official copies of the title, sending title deeds and executed transfer to purchaser’s solicitor

Disposal

of house premises, The Horseshoe, HP3 8QS completing on 21/01/2025 at a price of £615,000. The conveyancing process incorporates some of the following tasks: sending the transfer to the vendor for execution in preparation for completion, preparing statement detailing charges, sending title deeds and signed transfer to buyer’s conveyancer

Disposal

of house residence, Whittle Close, WD25 7GF completing on 24/01/2025 at a price of £520,000. The legal transfer of property incorporates some of the following tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, agreeing completion date with parties

Recently asked questions about conveyancing in Bedmond

Willretaining a Bedmond conveyancing solicitor make my purchase more efficient?

Generally conveyancing practitioners in your neck of the woods will have excellent alliances with your local authority, which could help with the Bedmond conveyancing searches that your conveyancer will inevitably need. It can only assist if they enjoy strong relationships with the Local Land Registry Office your area Bedmond, other property lawyers in the neighbourhood and Bedmond selling agents.

It is 10 years ago since I acquired my property in Bedmond. Conveyancing lawyers have recently been instructed on the sale but I can't find the title deeds. Is this a problem?

Don’t worry too much. First there is a possibility that the deeds will be retained by your lender or they could be in the possession of the conveyancers who handled the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Bedmond relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.

My uncle passed away last year and as sole heir and executor I was left the property in Bedmond. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?

Given you intend to refinance then Kent Reliance will require that you use a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Bedmond is where the house is located. Can you shed any light on this issue?

Flying freeholds in Bedmond are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedmond you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedmond 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.

Back In 2007, I bought a leasehold flat in Bedmond. Conveyancing and Platform Home Loans Ltd mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Bedmond who previously acted has now retired. What should I do?

The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Bedmond conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a basement flat in Bedmond, conveyancing formalities finalised July 2007. Can you work out an approximate cost of a lease extension? Comparable properties in Bedmond with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2099

With 74 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

I'm selling a apartment in Bedmond. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name on the list. Is this a big problem?

Not all staff in the company must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.

Last updated

Sample of conveyancing solicitors in Bedmond regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Bedmond but also conveyancing throughout England and Wales.

  • Rexton Legal Services Limited, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Rexton Law Llp, The Old Post Office, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Hepburn Delaney Ltd, Hamilton House, 111 The Marlowes, Hemel Hempstead, Hertfordshire, HP1 1BB
  • Carr Richards Solicitors Ltd, Wessex Court, Midland Road, Hemel Hempstead, Hertfordshire, HP2 5BH
  • Richardsons Solicitors, 81a Marlowes, Hemel Hempstead, Hertfordshire, HP1 1LF

Residential Landlord and Tenant Conveyancing solicitors in Bedmond

The firms listed below are a small selection of solicitors in Bedmond with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Court proceedings for possession

  • Rexton Legal Services Limited, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Rexton Law Llp, The Old Post Office, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Richardsons Solicitors, 81a Marlowes, Hemel Hempstead, Hertfordshire, HP1 1LF
  • Witts Moloney Ltd, 3 Marlowes Court, 67 Marlowes, Hemel Hempstead, Hertfordshire, HP1 1LE
  • Edward Mccourt & Co, 225 St. Albans Road, Watford, Hertfordshire, WD24 5BH

Domestic Licensed Conveyancers in Bedmond regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Bedmond but also conveyancing across England and Wales.
  • Graham Smith Property Lawyers , St Johns House, WD24 6PW
  • St John's Property Lawyers, 22a The Avenue, WD17 4NS
  • Horizon Law Limited, 48 High Street, AL3 7LN

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.