We're in Bedfordshire, FTBs purchasing with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

How does conveyancing in Bedfordshire differ for new build properties?

Most buyers of new build property in Bedfordshire approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Bedfordshire usually purchase the land, 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 used to new build conveyancing in Bedfordshire or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Bedfordshire is where the house is located. Can you offer any advice?

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

Can you offer any advice when it comes to appointing a Bedfordshire conveyancing practice to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Bedfordshire conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Bedfordshire conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

If the firm is not ALEP accredited then what is the reason?

Leasehold Conveyancing in Bedfordshire - Sample of Questions you should consider before buying

Who is in charge of the block? The prefered form of lease arrangement is a share of the freehold. In this scenario the lessees enjoy control and although a managing agent is often employed where the building is bigger than a house conversion, the managing agent employed by the leaseholders. Make sure you investigate if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being allowed in in a block in Bedfordshire. If you like the flatin Bedfordshire yet your dog is not allowed to move with you then you have a very hard compromise.

Should I stop the direct debit for my mortgage with Nationwide as soon as a completion date for my sale in Bedfordshire has been set?

No, you should continue paying any mortgage sums to Nationwide until the mortgage is paid off out of the proceeds of sale as part of your Bedfordshire conveyancing.