The sellers of the house we are looking to purchase have instructed a conveyancing solicitor in Bedfordshire who has insisted on a lock out contract with a payment two thousand pounds. Are such agreements generally advanced for Bedfordshire conveyancing transactions?
There are two main downsides with signing a lock out contract (sometimes termed a no-shop agreement) is that it diverts attention away from making progress with the conveyancing work, so unless it requires minimal or no negotiation then it could transpire to be unhelpful. It is not particularly popular amongst Bedfordshire conveyancing solicitors for this reason. A further negative is the extent of the remedies available - a jilted purchaser is not likely to win an injunctive ruling by a court to stop the vendor completing the sale to a third party, so the only remedy open via the agreement will be the recovery of abortive costs and, in rare scenarios, the additional payment of damages.
I have 70 years unexpired on my lease and need a lease extension for my apartment in Bedfordshire. Conveyancing solicitors on the Platform panel can deal with such extensions right?
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. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 11/6/2025 the requirements read as follows :
I am assisting my sister sell her house in Bedfordshire. Will the conveyancer order an EPC or it is for the seller to see to?
After the demise of Home Information Packs, energy performance certificates was maintained a required part of moving house. An EPC must be to hand in advance of the property being placed on the market. It is not a task that conveyancers ordinarily arrange. If you are instructing a Bedfordshire conveyancing lawyer they might be willing to arrange EPC’s given their contacts with long established Bedfordshire accredited person
Can you help - my lawyer says that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bedfordshire?
The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bedfordshire solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bedfordshire postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Bedfordshire.
I acquired my house on 7 September and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Bedfordshire said it will be recorded inside ten days. Are properties in Bedfordshire particularly slow to register?
As far as conveyancing in Bedfordshire registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. As of today approximately 80% of such applications are fully dealt with within 12 days but some can be subject to extensive delays. Registration takes place once the new owner has moved in to the premises so 'speed' is not typically top priority but if it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Bedfordshire and how can your lawyers assist?
The 1954 Act affords a safeguard to commercial lessees, giving them the right to make a request to court for a new tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Bedfordshire is one of the hundreds of locations in which our lawyers are based
Last December I purchased a leasehold house in Bedfordshire. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a ground floor flat in Bedfordshire, conveyancing having been completed 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Bedfordshire with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2091
With 66 years left to run we estimate the price of your lease extension to span between £12,400 and £14,200 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered 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.