I can't travel far from Bedfont. I would like to know the understand why all Bedfont solicitors aren't included on all lender panels?
Lenders ordinarily restrict either the nature or volume of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a practice must have at least two partners. As well as restricting the structure of firm, some lenders decided to limit the size of their panel they allow to represent them. It is worth noting that lenders have no responsibility for the standard of service supplied by any Bedfont solicitor on their panel. Mortgage fraud was the key driver in the rationalisation of solicitor panels in the last decade notwithstanding that there are differing thoughts about whether solicitors sat at the center of that fraud. Statistics from the Land Registry reveal that thousands of conveyancing practices only conduct one or two conveyances a year. Those supporting conveyancing panel pruning ask why law firms deserve the right to be listed on a bank panel when clearly conveyancing is not their speciality?
I am about to put an offer on a leasehold flat in Bedfont. The selling agents tell me that it is the norm for flats in Bedfont to have less than 75 years remaining. I am taking out a mortgage with Tesco Bank. Is this going to be acceptable if the lease has 72 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 29/1/2026 the requirements read as follows :
Should my conveyancer be raising questions concerning flooding during the conveyancing in Bedfont.
The risk of flooding is if increasing concern for solicitors dealing with homes in Bedfont. Plenty of people will buy a property in Bedfont, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Bedfont. The conventional set of information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to determine whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the owner, then a buyer could issue a compensation claim as a result of such an inaccurate response. A purchaser’s conveyancers will also conduct an environmental search. This should disclose whether there is a recorded flood risk. If so, additional inquiries should be conducted.
How does conveyancing in Bedfont differ for new build properties?
Most buyers of new build premises in Bedfont contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Bedfont typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bedfont or who has acted in the same development.
In my capacity as executor for the will of my grandfather I am selling a residence in Neath but live in Bedfont. My solicitor (who is 200 kilometers from meneeds me to execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Bedfont who can attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Bedfont
I am employed by a long established estate agent office in Bedfont where we see a number of flat sales derailed due to short leases. I have received conflicting advice from local Bedfont conveyancing solicitors. Could you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
After years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Bedfont. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Bedfont conveyancing firm who can help.
An example of a Lease Extension decision for a Bedfont flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The remaining number of years on the lease was 82.93 years.