Find a Lender-Approved Local Conveyancer in Lightwater

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Choosing the right solicitor is the most important decision when it comes to your Lightwater house move

Top 5 reasons to let us assist you select a local conveyancing solicitor in Lightwater

  • 1 Solicitors that specialise in conveyancing in Lightwater regularly deal withlocal concerns peculiar to Lightwater and therefore you may benefit from better guidance and speedier conveyancing.
  • 2 We are the UKs most comprehensive domestic conveyancing directory listing bank approved law firms carrying out conveyancing in Lightwater regulated by the SRA or CLC.
  • 3 Conveyancer conveyancing firms have excellent personal links with Lightwater selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 The practices listed on our web pages have a variation of conveyancing practitioners, legal executives and support staff handling over one hundred thousand cases each year.
  • 5 Our site is the only site that enables you the facility to check that your conveyancing in Lightwater will be conducted by a law firm on your bank approved panel.

Examples of recent conveyancing in Lightwater since April 2025*

Recently asked questions about conveyancing in Lightwater

We're in Lightwater, FTBs buying with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Yorkshire BS 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.

I have been told that property searches are the number one reason for hinderance in Lightwater house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Lightwater.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Lightwater is the location of the property. What do you suggest?

Flying freeholds in Lightwater are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lightwater you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lightwater may determine 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.

Should I instruct a Lightwater conveyancing lawyer based in the area that I am buying? An old friend can perform the conveyancing but his firm is located 200miles away.

The primary upside of using a high street Lightwater conveyancing firm is that you can drop in to execute documents, deliver your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were happy that should trump using an unfamiliar Lightwater conveyancing lawyer just because they are local.

All being well we will complete the disposal of our £450,000 garden flat in Lightwater on Monday in a week. The management company has quoted £384 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Lightwater?

For most leasehold sales in Lightwater conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    Addressing conveyancing due diligence enquiries Where consent is required before sale in Lightwater Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Lightwater leasehold premises is £350. For Lightwater conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

I acquired a garden flat in Lightwater, conveyancing formalities finalised 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Lightwater with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2079

With only 54 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

I am an executor of my recently deceased mother’s Will, with a house in Lightwater which will be sold. The property has never been registered at HMLR and I'm told that some EAs will insist that it is done before they'll proceed. What's the mechanism for this?

In the circumstances you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.

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Sample of conveyancing solicitors in Lightwater regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Lightwater but also conveyancing throughout England and Wales.

  • Neale Turk Rochfort, 12 Kings Ride, Camberley, Surrey, GU15 4JG
  • Heald Nickinson, Lansdowne House, Knoll Road, Camberley, Surrey, GU15 3SY
  • Lee & Company, 2 Princess Way, Camberley, Surrey, GU15 3SP
  • Foster Harrington Solicitors Limited, 22 Park Street, Camberley, Surrey, GU15 3PL
  • Benjamin H Dorman, Northwood House, Sunning Avenue, Sunningdale, Ascot, Berkshire, SL5 9PW

Domestic Licensed Conveyancers in Lightwater regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Lightwater but also conveyancing throughout England and Wales.
  • Vickery Conveyancing Ltd, 75/79 Park Street, GU15 3PE
  • Lyons And Company Conveyancing Llp, 6 Anchor Crescent, GU21 2PD
  • Bradleys Property And Probate Lawyers, 76 Frimley High Street, GU16 7HP
  • Brogan Property Lawyers Ltd, 90 High Street, GU16 7JE
  • Sunningdale Property Lawyers, 13 Hermitage Parade, SL5 7HE

Planning law solicitors in Lightwater regulated by the Solicitors Regulation Authority

The firms listed below are a non-comprehensive list of solicitors in Lightwater practicing in planning law. This should include advice on making sure people do what the planning regulations say
  • Neale Turk Rochfort, 12 Kings Ride, Camberley, Surrey, GU15 4JG
  • W.davies & Son Limited, Acorn House, 5 Chertsey Road, Woking, Surrey, GU21 5AB

*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.