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Choosing the right solicitor is the most important decision when it comes to your Swanley conveyancing

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

  • 1 Using a high street Solicitor in the main means that you will receive a more bespoke service. Online forums bear testimony to the idea that in using a large conveyancing firm, your matter is handled by a team of people who who update you by determining whether the ‘computers says no’.
  • 2 Swanley solicitor are the linchpin 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 conveyancing
  • 3 Excellent communication and pure property expertise are key benefits that you should seek when choosing conveyancing solicitors. Swanley conveyancing can become significantly more protracted as a result of poor communication between all the parties. The lawyers we work with endeavour to make sure that communication channels are open and act on arising issues and developments expeditiously.
  • 4 The hallmark of our conveyancing solicitors in Swanley is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the high standards of professionalism you will expect.
  • 5 Swanley lawyers work in conjunction with Swanley estate agents, property finders, surveyors, mortgage companies and other professionals to ensure that the highest level of service is provided to home movers every step of the way, with the aim of reducing administrative burdens and transaction times

Examples of recent conveyancing in Swanley since October 2020*

Recently asked questions about conveyancing in Swanley

I recently had an offer accepted on an apartment in Swanley. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Soon after, the solicitor called me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being problematic. The Swanley solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Swanley solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Swanley postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Swanley.

We are purchasing a house and the conveyancer has referenced Chancel Repair for which the property could be liable because it falls into the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Swanley

Unless a prior purchase of the house completed after 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Swanley to remain encouraging a chancel search and or insurance against a claim.

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

You should call 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 Swanley 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 does conveyancing in Swanley differ for newly converted properties?

Most buyers of new build premises in Swanley approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Swanley tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Swanley or who has acted in the same development.

Due to the guidance of my in-laws I had a survey completed on a house in Swanley prior to instructing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some banks tend refuse to issue a loan on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Swanley. Conveyancing will be smoother if you use a solicitor in Swanley especially if they are acquainted with such properties in Swanley.

In searching the internet for the words cheap conveyancing in Swanley it brings up numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?

The best way of choosing a suitable conveyancer is through a trusted recommendation, so ask colleagues and relatives who have bought a property in Swanley or a local estate agent or mortgage broker. Fees for conveyancing in Swanley differ, so it's advisable to obtain a minimum of four costs illustrations from different property lawyers. Dont forget to clarify what costs in the quote includes.

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Residential Landlord and Tenant Conveyancing solicitors in Swanley

The list below is a small selection of solicitors in Swanley with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Claims for damages for illegal

  • 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
  • Neves Scott, 8a Hythe Street, Dartford, Kent, DA1 2AG
  • Thomas Dunton Solicitors, 217-219 High Street, Orpington, Kent, BR6 0NZ

Domestic Licensed Conveyancers in Swanley regulated by the Council of Licensed Conveyancers

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 list below is a small selection of solicitors in Swanley specialising in planning law. The solicitors can give expert legal advice on all aspects of planning, including development on contaminated land
  • 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.