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Conveyancing in Orpington : Keep it Local

Reasons to use our Orpington conveyancing solicitors

  • 1 The hallmark of our conveyancing solicitors in Orpington is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the level of professionalism you will expect.
  • 2 Retaining the services of a high street Solicitor generally results in a more bespoke service. Sometimes when dealing with a large conveyancing firm, you tend to be looked after by a team of people who check what is happening on the file by reading from their computer screens.
  • 3 The accumulation of transactions means that Orpington lawyer have developed valuable working relationships with Orpington local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of dealing with your conveyancing in Orpington.
  • 4 Orpington solicitors have a crucial edge when it comes to Orpington conveyancing as they have important local knowledge of local authority requirements, planning policies and other issues that can impact your sale or purchase
  • 5 You can rest easier when select the very best, most recommended conveyancing solicitors. Orpington has a number to choose from, but for a truly dependable and reliable service many local people have been use the recommendation of this site.

Examples of recent conveyancing in Orpington since March 2024*

Recently asked questions about conveyancing in Orpington

We previously chose conveyancers located in Orpington on the Virgin Money solicitor approved list. They are now charging me a supplemental amount for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This fee is not set by Virgin Money but by your Orpington solicitor. Some firms on the Virgin Money panel will levy ’dealing with mortgage’ fee and others do not.

Last month we had a mortgage agreed in principle with Principality. Orpington conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Principality?

Some lenders take longer than others. Have Principality completed the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My offer on a house in Orpington has been agreed to, the owners do however have a connected purchase. The sellers have put an offer on on an apartment, however it’s not yet tied up, and have viewings of other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Orpington. What do I do now? At what point should I apply for the mortgage with Aldermore?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then survey, Orpington conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the Aldermore approved list. Concerning the next stages this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a buoyant market some purchasers will apply for the mortgage with Aldermore and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with the conveyancing in Orpington.

I used Wolstenholmes several years past for my conveyancing in Orpington. Now, I need the files however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Orpington of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How difficult is it to swap solicitor as I need to find a firm on the Nationwide Building Society conveyancing list. I hired a local conveyancing solicitor in Orpington five minutes from me but she is not approved by Nationwide Building Society

It would be our pleasure to assist you select a conveyancing solicitor in Orpington on the Nationwide Building Society panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Orpington. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Orpington.

In sourcing the internet for the words on line conveyancing in Orpington it reveals many property lawyerslocally. How do I determine which is the suitable conveyancing solicitor for my move?

The best way of finding a suitable conveyancer is via personal referral, so enquire of colleagues and family who have acquired a property in Orpington or a respected estate agent or mortgage broker. Charges for conveyancing in Orpington vary, so it's sensible to request at least four fee estimates from varying types of law firms. Make sure that you know that the costs are guaranteed not to increase.

I've recently bought a leasehold flat in Orpington. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the leaseholder of a garden flat in Orpington. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?

if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to calculate the price payable.

An example of a Lease Extension case for a Orpington flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired residue of the current lease was 50.57 years.

Living abroad I am unable to travel my Orpington conveyancing lawyers office to sign documents for conveyancing in Orpington – is this a problem?

No. Orpington conveyancing lawyers can conduct conveyancing transactions for clients nationwide. It is not necessary for you to be able to attend a Orpington conveyancers office. They can undertake everything remotely from their Orpington premises.

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Residential Landlord and Tenant Conveyancing solicitors in Orpington

The firms listed below are a small selection of solicitors in Orpington with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Terms and conditions of tenancy agreements

  • Clarkson Wright & Jakes Ltd, Valiant House, 12 Knoll Rise, Orpington, Kent, BR6 0PG
  • Thomas Dunton Solicitors, 217-219 High Street, Orpington, Kent, BR6 0NZ
  • Pumfrey & Lythaby, 155-159 High Street, Orpington, Kent, BR6 0LN
  • Cader Solicitors, Chislehurst Business Centre, 1 Bromley Lane, Chislehurst, Kent, BR7 6LH
  • Pishon Gold Limited, Chislehurst Business Centre, 1 Bromley Lane, Chislehurst, Kent, BR7 6LH

Commercial Conveyancing solicitors in Orpington regulated by the SRA

The firms listed below are a small selection of solicitors in Orpington practicing in commercial conveyancing in Orpington. This may include advice on granting a lease to a commercial tenant
  • Clarkson Wright & Jakes Ltd, Valiant House, 12 Knoll Rise, Orpington, Kent, BR6 0PG
  • Thomas Dunton Solicitors, 217-219 High Street, Orpington, Kent, BR6 0NZ
  • Pumfrey & Lythaby, 155-159 High Street, Orpington, Kent, BR6 0LN
  • Preston Mellor Harrison, 30 High Street, Chislehurst, Kent, BR7 5AS
  • Braund & Fedrick, 13 Market Parade, High Street, Sidcup, Kent, DA14 6EP

Planning law solicitors in Orpington regulated by the Solicitors Regulation Authority

The firms listed below are a small selection of solicitors in Orpington practicing in planning law. The solicitors can give expert legal advice on all aspects of planning, including tree preservation orders
  • Batchelors, Charles House, 35 Widmore Road, Bromley, Kent, BR1 1RW
  • Wellers Law Group Llp, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • A E Short, 144 Bromley Road, Beckenham, Kent, BR3 6PG
  • Hadfield & Co, 1 Central Avenue, Welling, Kent, DA16 3AX

*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.