Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Bedford so that I can pop in to their offices if necessary.

These days approved lawyers for lenders conduct all of the work through the post, internet or over phone calls. This means that they can undertake the conveyancing transaction no matter where you live in England or Wales. That being said you should see if you have the option of visiting the offices of your conveyancing lawyer if just in case this is required.

Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a two bedroom flat in Bedford. Do I pick up the keys to the house on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Bedford?

On the day of completion you do not need to go to the conveyancers office in Bedford. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

When it comes to mortgage companies such as Skipton, do Bedford lawyers incur a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

TSB have agreed my home loan in principle, my bid on a apartment in Bedford has been accepted, now what?

Your estate agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Call up TSB or the financial adviser and finalise any outstanding documentation. TSB will instruct a valuer who will get in touch with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. TSB will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bedford.

I have recentlybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Bedford for a purchase of a leasehold flat 12 months ago. How can I check that my home is registered correctly in the name of the former proprietor?

The easiest method 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 Bedford conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Bedford is where the house is located. Can you offer any opinion?

Flying freeholds in Bedford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bedford you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedford may ascertain 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.

Looking forward to exchange soon on a leasehold property in Bedford. Conveyancing lawyers assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Bedford should include some of the following:

The total extent of the demise. This will be the apartment itself but might include a loft or storage are if relevant. Repair and maintenance of the property Your lawyers should enable you to have an understanding of the building insurance provisions Information as to the provision as set out in the lease to pay service charges - in respect of the block, and the wider rights a leaseholder enjoys

I invested in buying a ground floor flat in Bedford, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Bedford with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease ends on 21st October 2090

With just 66 years left to run the likely cost is going to range between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.