I am one month into the sale of my house in Bedmond and the estate agent has just called to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. On what basis would a major lender only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Bedmond ?
UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I am the only beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Bedmond. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the house in June. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view mortgage companies take of it, depend on the bank as this provision is chiefly there to pick up on the purchase and immediately sell or the quick reselling of property.
I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being a right pain. The Bedmond solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
I had an offer accepted on a house in Bedmond on 17/6/2026, valuation was booked 3 days after, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am looking for a flat up to £235,500 and identified one near me in Bedmond I like with amenity areas and railway links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Bedmond in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the shortness of the lease may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
As co-executor for the will of my aunt I am selling a property in Swansea but reside in Bedmond. My solicitor (based 300 kilometers from meneeds me to execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Bedmond to attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Bedmond based
Can you provide any advice for leasehold conveyancing in Bedmond from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Bedmond can be avoided if you appoint lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ representatives. A minority of Bedmond leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If you hold a share in a the Management Company, you should make sure that you have the original share document. Obtaining a re-issued share certificate can be a time consuming process and frustrates many a Bedmond home move. Where a new share certificate is needed, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Bedmond state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord approving such alterations. Should you dont have the consents in place you should not communicate with the landlord without checking with your solicitor in advance.
I bought a garden flat in Bedmond, conveyancing was carried out October 2009. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Bedmond with a long lease are worth £260,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 2100
You have 74 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
We have an offer in principle from Halifax who indicated that they will lend up to £218k. When do we need to instruct a solicitor for conveyancing? Bedmond is where we plan to move to.
You can instruct a conveyancer now and ask them to open a file for you. This will facilitate: 1) the selling agent to send out the Sales Memorandum to the relevant parties 2) the seller’s conveyancing practitioner to send out the draft agreement. That being said, do not instruct your lawyer to order searches until you receive your valuation report via Halifax and you are content to move forward.