Bedford Conveyancing Quote

Buying or Selling in Bedford – 1st Move Conveyancing Bedford are Specialist Solicitors with Local Expertise

IIf you need a conveyancing quote in Bedford at Kenneth Elliott & Rowe Solicitors we make buying or selling your home as painless as possible.
We strive to deliver a first class service. We specialise in dealing with matters in Bedford. We are experienced in both sales and purchases.

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Bedford
  • Recommended – by our clients
  • Our lawyers – will be dedicated to your case and help you all the way.

Conveyancing Quote Get an Instant Quote now.

For a detailed and instant specific quote please select the type of transaction and fill in the simple questions yes or no – no need to provide your name and email address to obtain an on screen quote.

You can then print or email the quote to yourself.

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Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email mbs@ker.co.uk and we will do the rest.

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You can immediately let your estate agent and mortgage company know we are acting for you.

Searches on my Conveyancing Quote

What is not included in a local authority search? There are a number of additional queries that are not covered by the standard local authority search. These include: environmental investigations in Bedford? (to determine a risk of flooding for example, as well as the proximity of any waste sites or potentially contaminated sites which may need a clean-up); water authority searches (which show any publicly owned sewers within the boundaries of the property which could impact upon future building or development). In certain areas additional searches such as mining searches may be advised.

I am told that the Con29 Search in Bedford will show if the land is contaminated. Is that right? Not really. Whilst it is correct that Local Authorities are now in the process of finding polluted ground and recording these land on registers – this is a process which will take a unknown period of time to end. Needless to say any land listed within these locations will be difficult to sell in the future. Unfortunately these records although disclosed by any Land Charges Searches are likely to be incomplete.

What is a a CON29 DW search ? A Drainage & Water Enquiry confirms to a potential owner that the land they are interested in is connected to the mains water supply and mains drainage. This is particularly worth knowing in parts of Bedford which are agricultural areas as there may be a a private drainage system.


Why use Kenneth Elliott & Rowe Solicitors t/a 1st Move Conveyancing for your move in Bedford?

  • At 1st Move Conveyancing we believe our fixed price quote delivers excellent value for money.
  • We are a CQS (Conveyancing Quality Scheme) accredited firm of solicitors providing conveyancing to clients in Bedford. Our processes and procedures have been approved by the Law Society,
  • Our quote is subject to our Terms and Conditions but there are No Hidden Extras.
  • Our guide to Unknown Costs and Limitations will give you an idea on what other possible costs or expenses to budget for outside the quote for the legal fees and known disbursements.

A solicitor you can trust – with you every step of the way

⭐️⭐️⭐️⭐️⭐️ Reviews of our Service

Thank you Mouzzam and Tricia were very helpful and professional throughout the purchase process. Whenever they got a new piece of information or documentation they quickly turned it around and kept us up to date with the implications. They were also very approachable, replying to our questions as we went through the process. Would recommend.

Remember if the process drags on, we will not hit you with additional charges.

Our price is fixed.

General Conveyancing Tips

How long do conveyancing searches take? This depends on how quickly each organisation takes to respond.Many local authorities will turn searches round in about a week, some in a matter of days, but some can take up to six weeks to respond.

The Legal Ombudsman advises “Be wary of referrals and recommendations” There are lots of linked parties in the conveyancing transaction; estate agents, mortgage brokers and mortgage lenders might all suggest practices for you to use. They may make this sound like it is essential for your matter to use these firms. Whilst some are genuine recommendations often there might be a paid referral relationship behind the recommendation. Ask how much your agent is being paid by the lawyer – you may be surprised at the amount – if they are properly regulated they are meant to tell you. If you want to read more about referral fees see this article from the Daily Mail. Remember that you are free to choose your own lawyer.

What are the title deeds? The title deeds are the documents showing ownership of a house or flat. Historically these were traditionally bundles of papers – there are known as ‘unregistered title deeds’ but these days the Land Registry stores evidence of the title electronically – this is referred to as a registered title. The unregistered title deeds are usually stored by your mortgage lender or solicitor. If these deeds are destroyed this can cause problems. Registration has been compulsory for all dealing with the property for some period now although this was brought in at different times across the country. For the time scale in Bedford you should check with your conveyancer. Thankfully most deeds are now registered and cannot be mislaid. The cost of obtaining ‘official copies’ of the title are included in the conveyancing quote.

FAQs in Bedford

Are you on the panel of Buckinghamshire Building Society? Yes we act for all major lenders and many smaller lenders.

Are you able to deal with Help to Buy ISAs in Bedford? Yes we are on the panel so we can deal with Help to Buy ISAs.

What is a first time buyer? The classification of a first time buyer may differ from your mortgage product when considering Stamp Duty . A first time buyer according to the the Government is an real person who has never owned an interest in any residential property in the United Kingdom or anywhere else in the world and who intends to occupy the property as their home. If you press “yes” to the “First Time Buyer” toggle on the conveyancing quote the correct rate will calculate for you.

If I buy a new home to live in but do not sell my present house what is the Stamp Duty position? Buyers of additional residential properties, such as second homes and buy-to-let properties, will have to pay an extra 3% in on top of current rates of Stamp Duty for each band for all property over £40,000. If you press “yes” to the “Buy to Let/Second Owner” question on the conveyancing quote the correct rate will calculate for you.

If we are buying a flat what additional disbursements can we anticipate? This is one tricky area where we cannot give you all the figures up front in our estimate. This is because leases vary in their requirements and also the costs charged by freeholder and management companies also vary. They can also be two parties to deal with i.e a landlords and management companies who both charge. These charges therefore vary considerably with some leasehold purchases the fees can be as low as £10 but in extreme cases the costs charged can be around £650. This is why the government is considering regulating this area.

If we are selling a flat what additional expenses can we anticipate? We cannot give you all the figures up front in our estimate. The costs charged by freeholder and management companies will vary for providing information often in a questionnaire called LPE1. The charge for this varies from organisation to organisation usually it is approximately £200 but is can be higher in extreme cases. Also in some cases you may not be charged – this will be restricted usually to either share of freehold where the residents run the maintenance or very small buildings such as a single house converted into a couple leaseholds.


Need More Information on Conveyancing in Bedford?

  • If you want to know what you need to pay and when see Money.
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  • If you want us to call you back to discuss any aspect fill in our call me back form here [contact form]

About Bedford.

Bedford is a historic market and the county town of Bedfordshire, England. At the 2011 Census, the population of the Bedford built-up area was 106,940, while that within its traditional boundary was 87,590. At the same census, the Borough of Bedford had a population of 157,479.

Bedford was founded at a ford on the River Great Ouse, and is thought to have been the burial place of Offa of Mercia. Bedford Castle was built by Henry I, although it was destroyed in 1224. Bedford was granted borough status in 1165 and has been represented in Parliament since 1265. It is known for its large population of Italian descent.

Bedford is on the Midland Main Line, with stopping services to London and Brighton operated by Thameslink, and express services to London and the East Midlands operated by East Midlands Railway.

Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email mbs@ker.co.uk and we will do the rest.


Use your Mobile Phone Call Us

You can immediately let your estate agent and mortgage company know we are acting for you.