I am about to complete on the purchase of a property in Kempston but as a consequence of damage from the recent storms I have was able negotiate recompense from the seller of six thousand pounds by way of a deduction in the price. This was going to be dealt with as part of the conveyancing process but Santander are not allowing this. Why were they approached?

Your conveyancer being on a Santander conveyancing panel is obliged to disclose to Santander of any changes to the sale price. If you were to refuse your lawyer to report the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Kempston.

Just bought a terraced house in Kempston , how long should it take for the Land Registry to record the transfer to my name? My Kempston conveyancing solicitor works at snail pace, so I want to be sure that my name is registered.

There is nothing unique about conveyancing in Kempston registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. As of today roughly 80% of such applications are fully addressed within two weeks but some can be subject to protracted hold-ups. Registration is effected once the purchaser has moved in to the premises so an expedited registration is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.

In searching the world wide web for the phrase cheap conveyancing in Kempston it reveals many property lawyersin the vicinity. How do I determine which is the right solicitor for my move?

The ideal method of finding a suitable conveyancer is through a trusted testimonial, so seek the opinion of friends and those you trust who have purchased a property in Kempston or the local estate agent or financial adviser. Costs for conveyancing in Kempston differ, so it's a good idea to request a minimum of four estimates from different property lawyers. Make sure that you know what costs in the quote includes.

Can you provide any advice for leasehold conveyancing in Kempston with the purpose of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Kempston can be reduced where you get in touch lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ lawyers.
Some Kempston leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over as opposed to ongoing. Many freeholders or managing agents in Kempston levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Kempston.

Leasehold Conveyancing in Kempston - A selection of Queries Prior to Purchasing

Can you tell me if there are any major works on the horizon that will add a premium to the maintenance costs? Who is in charge of the block? Best to be warned whether changing the roof or some other significant cost is coming up to be shared amongst the tenants and may well materially impact the level of the service costs or require a one time payment.

We are soon to buying a apartment in Kempston. Conveyancing is not complete but we wish to keep the amount we are are buying for private from the likes of Rightmove. How do I ensure this is not noted?

HM Land Registry as a matter of law required to reveal price sold data on a register of the title for domestic properties nationwide which includes premises in Kempston. The register of ownership is a public document, so HM Land Registry would be breaking the law excluded certain properties such as the one in Kempston.

In essence you can make a request of HM Land Registry to hide the price paid data however the response will be a No.