I am the registered owner of a freehold premises in Bedfordshire but still pay rent, why is this and what is this?

It’s unusual for properties in Bedfordshire and has limited impact for conveyancing in Bedfordshire but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

Should our solicitor be making enquiries concerning flooding as part of the conveyancing in Bedfordshire.

Flooding is a growing risk for lawyers dealing with homes in Bedfordshire. Plenty of people will buy a property in Bedfordshire, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Bedfordshire. The standard completed inquiry forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to find out whether the property has ever been flooded. If flooding has previously occurred which is not notified by the vendor, then a purchaser may bring a legal claim for losses as a result of such an incorrect answer. A purchaser’s conveyancers will also conduct an enviro report. This should disclose if there is a recorded flood risk. If so, additional inquiries should be carried out.

About to purchase a new build flat in Bedfordshire. Conveyancing is a frightening process 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.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bedfordshire

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

In sourcing the internet for the term on line conveyancing in Bedfordshire it shows results of numerous solicitorsin the vicinity. How do I determine which is the right solicitor for me?

The ideal method of seeking a suitable conveyancer is via trusted recommendation, so ask friends and family who have bought a property in Bedfordshire or a respected estate agent or mortgage broker. Fees for conveyancing in Bedfordshire differ, so it's advisable to secure a minimum of three costs illustrations from different conveyancers. Dont forget to clarify what costs in the quote includes.

Me and my wife are purchasing a leasehold flat in Bedfordshire. Conveyancing estimates are averaging around £1700. Does that seem right?

The average fee in 2014 for conveyancing in Bedfordshire was £1,395 excluding Stamp Duty and Land Registry charges.