Find a Lender-Approved Local Conveyancer in Swaffham

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Cheap conveyancing in Swaffham does not necessarily mean low quality - but the odds are stacked against you

5 reasons to use our service to assist you find a local conveyancing solicitor in Swaffham

  • 1 Chances are that the the solicitors for the other party have offices in Swaffham - if so sets of lawyers will be familiar
  • 2 Swaffham conveyancers will have connections at the local Land Registry Office, Local Authority and selling agents
  • 3 The Swaffham conveyancing practitioners that are identified are dedicated to providing value for money, efficient and accessible conveyancing service to home buyers, sellers and investors in Swaffham
  • 4 Solicitor conveyancing firms have extremely good personal connections with Swaffham estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 Notwithstanding what other sites say it could be necessary to visit your lawyer to sign documents. Too many 3rd parties are already with an interest in a conveyancing transaction without having to add the postman into the pot.

Examples of recent conveyancing in Swaffham since February 2024*

Recently asked questions about conveyancing in Swaffham

The mortgage agreement from Santander for the refinancing of my 2 bedroom garden flat is due any day now. Could you propose a cheap conveyancing solicitor in Swaffham?

You have come to the wrong site to search for cut-price fees for conveyancing in Swaffham. Our aim is to provide affordable conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint brokers seducing you with ninety nine pound conveyancing in Swaffham. Optimistically, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not end up with the service you were hoping for.

Our son-in-law is about to exchange on a new build apartment in Swaffham with a home loan from Kent Reliance. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

As someone clueless as to the Swaffham conveyancing process what’s the number one tip you can give me for the legal transfer of property in Swaffham

You may not hear this from too many lawyers but conveyancing in Swaffham and elsewhere in Norfolk is an adversarial process. In other words, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the transaction. E.g., the vendor, estate agent and sometimes your bank. Appointing a solicitor for your conveyancing in Swaffham is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to look after your best interests and to keep you safe.

On occasion a potential adversary may attempt to convince you that it is in your interests to do things their way. As an example, the property agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your financial adviser may tell you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Please explain the implications if my solicitor is suspended from the HSBC Solicitor panel ahead of completing my conveyancing in Swaffham?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I have been told that property searches are the primary reason for stalling in Swaffham house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Swaffham.

I am employed by a reputable estate agent office in Swaffham where we have experienced a few flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Swaffham conveyancing firms. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I bought a leasehold flat in Swaffham, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Swaffham with over 90 years remaining are worth £206,000. The ground rent is £45 charged once a year. The lease expires on 21st October 2091

With 67 years left to run the likely cost is going to be between £10,500 and £12,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

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What to expect from a Licensed Conveyancer for conveyancing in Swaffham?

Licensed Conveyancers specialise in the legalities surrounding buying and selling property and cover conveyancing countrywide not just Swaffham. When appointed a Licensed Conveyancer regulated by the CLC, you are entitled to:
  • Enjoy the benefit of an honest and lawful service.
  • Be supplied with a high standard of legal services.
  • Be supplied with your conveyancing dealt with using care, skill and diligence.
  • Have a high standard of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Have a service which is accessible and responsive to your individual needs.
  • Not feel discriminated against, victimised or harassed.
  • To receive the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your individual needs taken into account should a complaint be necessary.
  • Receive a timeous, objective and comprehensive service where making a complaint about your conveyancing in Swaffham about your conveyancing in Swaffham.

Transfer of Equity conveyancing in Swaffham is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Following instructions from the bank (if applicable)
  • Negotiating the terms of the transaction
  • Drawing up Transfer or approving draft Transfer
  • Negotiating amendments to the the Transfer deed
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing monies to the appropriate parties
  • Completing and submitting to HMRC the appropriate Land Tax forms and payment
  • Registering the transfer of ownership and the mortgage (if applicable) at the HMLR.

Swaffham commercial property solicitors provide expert offering advice on numerous aspects of commercial property law

    Land use planning and environmental matters Property due diligence in connection with corporate acquisitions and disposals Offices, shops or industrial units Compulsory land purchase Extension of leases

Neighboring Locations

Swaffham
Feltwell
Watton

*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.