Find a Lender-Approved Local Conveyancer in Swanley

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FACT : Swanley Conveyancing Solicitors Know more about Conveyancing in Swanley

5 reasons to use our service to help you find a high street conveyancing solicitor in Swanley

  • 1 Excellent communication together with a wealth of local knowledge are key benefits that you should value when selecting conveyancing solicitors. Swanley property deals can become a lot more stressful due to poor communication between all the parties. The lawyers we work with ensure that the lines of communication are open and act on arising issues and developments expeditiously.
  • 2 Swanley property lawyer are the key to a successful Swanley conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move
  • 3 Swanley conveyancers work in partnership with Swanley estate agents, developers, surveyors, mortgage companies and other professionals to make sure that the highest level of service is provided to home movers every step of the way, never losing sight of the time-critical nature behind your conveyancing transaction
  • 4 The Swanley conveyancing practitioners that are listed are committed to providing the most cost, efficient and transparent conveyancing service to purchasers, sellers and investors in Swanley
  • 5 Property lawyer conveyancing firms have excellent personal links with Swanley selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.

Examples of recent conveyancing in Swanley since March 2025*

Recently asked questions about conveyancing in Swanley

I am selling my ground floor flat in Swanley and the estate agent has just telephoned to warn that the purchasers are changing their conveyancer. The excuse is that the bank will only engage with solicitors on their approved list. On what basis would a major mortgage company only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in Swanley ?

UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Banks point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

Our solicitor has discovered a a legal deficiency with the lease for the flat we are purchasing in Swanley. The seller’s lawyers have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor says that he must ensure that the lender is happy with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

We're in Swanley, FTBs purchasing with a mortgage (lender is Aldermore , and our solicitor is on the Aldermore conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor 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 on the look out for a flat up to £305k and identified one round the corner in Swanley I like with open areas and railway links nearby, however it's only got 52 years unexpired on the lease. There is not much else in Swanley in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan that many years will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

My husband and I are novice buyers - had an offer accepted, but the agent told us that the vendor will only proceed if we use the agent's preferred solicitors as they need a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Swanley

It is highly unlikely the owners are driving this. Should the vendor desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Swanley conveyancing firm - not the ones that will earn the estate agent a referral fee or achieve conveyancing thresholds demanded by head office.

I dont have enough spare cash to pay a 10% deposit on my apartment purchase in Swanley , but I still want to exchange. What can I do?

One option is to try and agree a lower deposit. Most vendors will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute

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Commercial Conveyancing solicitors in Swanley regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Swanley practicing in commercial conveyancing in Swanley. This could include advice on granting a lease to a commercial tenant
  • Bishop Akers & Co, Haven House, 193 Swanley Lane, Swanley, Kent, BR8 7LA
  • Strube & Co, 70 St James Way, Sidcup, Kent, London, Kent, DA14 5HF
  • Medlicott & Benson, 5 Curates Walk, Wilmington, Dartford, Kent, DA2 7BJ
  • Graham Dawson & Co, Westminster House, 80d Bexley High Street, Bexley, Kent, DA5 1LE
  • Pumfrey & Lythaby, 155-159 High Street, Orpington, Kent, BR6 0LN

Domestic Licensed Conveyancers in Swanley regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Swanley but also conveyancing throughout England and Wales.
  • Ducat Law Ltd, TMS House, BR5 3QB
  • Peter W Stevens , 107 Maxwell Gardens, BR6 9QT
  • Cain Associates Llp, 297 The Broadway, DA6 8DG

Planning law solicitors in Swanley regulated by the Solicitors Regulation Authority

The practices listed below are a non-comprehensive list of solicitors in Swanley with expertise in planning law. This could include advice on planning applications and appeals
  • Apex Law Llp, 3 The Pantiles, Bexleyheath, Kent, DA7 5HH
  • 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.