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Conveyancing in Biggleswade : Keep it Local

Biggleswade Conveyancing Statistics*

  • 1 Median Service Charge Retention of £250.00
  • 2 April was the busiest month and March was the next busiest month while January was the least busiest month of the year for conveyancing in Biggleswade
  • 3 84% freehold and 16% leasehold conveyancing in Biggleswade for this year to date
  • 4 Average Land Registry Fee for this year to date was £270
  • 5 Average time from start to moving day was 114 days for conveyancing in Biggleswade

Examples of recent conveyancing in Biggleswade since August 2021*

Recently asked questions about conveyancing in Biggleswade

Me and my fiance are buying property in Biggleswade. My Conveyancer is not on the lender approved list. Is it possible for me to appoint my Biggleswade conveyancing solicitor even though they are excluded from the mortgage company approved list?

You have a couple of options open to you here

  • Proceed with your existing Biggleswade conveyancing practitioner but your bank will need to instruct a property lawyer from their approved panel. The net result is additional fees and likely interruption.
  • Get a new property lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
  • Appeal to your conveyancer to seek to join the mortgage company panel

Can you help? My Biggleswade conveyancer is assuring me that he is legally obliged toorder Biggleswade conveyancing searches due to the fact thatthe firm are on the HSBCconveyancing panel. Is my solicitor right?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Biggleswade conveyancing searches.

We are getting a further advance on our home loan from Skipton as we wish to conduct alterations to our home in Biggleswade. Do we need to appoint a nearby Biggleswade solicitor on the Skipton conveyancing panel to handle the legals?

Skipton would not normally require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.

My wife and I are in the process of viewing houses in Biggleswade and I am now considering a potential offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Leeds Building Society.

It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are getting a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.

I am currently in the process of buying my council flat in Biggleswade. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

About to purchase a new build flat in Biggleswade. Conveyancing is necessary evil 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 conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Biggleswade

    Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Biggleswade is the location of the property. Is there any guidance you can give?

Flying freeholds in Biggleswade are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Biggleswade you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Biggleswade may decide 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 residence.

I have been pointed in your direction by a number of property agents in Biggleswade to select a solicitor on your site. Is there a financial upside for Estate Agents to recommend your site rather than another?

We don’t make any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

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Residential Landlord and Tenant Conveyancing solicitors in Biggleswade

The list below is a non-comprehensive list of solicitors in Biggleswade specialising in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on wrongful eviction

  • Motley & Hope, The Manor House, 11 Shortmead Street, Biggleswade, Bedfordshire, SG18 0AT

Commercial Conveyancing solicitors in Biggleswade regulated by the SRA

The list below is a small selection of solicitors in Biggleswade specialising in commercial conveyancing in Biggleswade. This should include advice on re-mortgaging commercial property
  • Woodwards, 3 High Street, Biggleswade, Bedfordshire, SG18 0JE
  • Motley & Hope, The Manor House, 11 Shortmead Street, Biggleswade, Bedfordshire, SG18 0AT

Purchase conveyancing in Biggleswade usually includes the following:

  • Lawyer instructed by the buyer once the offer has been accepted
  • Checking the title unregistered or registered
  • Conducting Biggleswade property searches for the title
  • Assessing draft contract pack and other papers supplied by the seller’s property lawyer
  • Raising questions with the owner’s property lawyer
  • Agreeing the wording of the purchase agreement
  • Reviewing replies supplied by the owner to pre-exchange enquiries
  • Agreeing the wording for a Transfer document
  • Advising the buyer in respect of the mortgage offer: (if appropriate)
  • Drawing up and sending the purchaser a report on title (that is; a breakdown of all findings on the property)
  • Proceeding to exchange of contracts and then completion formalities
  • Completion of and submitting to HMRC the appropriate Land Tax forms and payment
  • Dealing with the registration procedures for the buyer and the mortgage (where appropriate) at the Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.