Find a Lender-Approved Local Conveyancer in Epsom

Ready to buy a new home? Find a law firm approved by your lender.

There is a good reason why you won’t find people saying “if only I would have chosen a cheap web based firm”! Go local - instruct a conveyancing solicitor in Epsom

Reasons to use our Epsom conveyancing solicitors

  • 1 Notwithstanding what other solicitors advise it may be important to visit your solicitor to sign documents. There are enough parties engaged in a house sale without having to include the postman into the mix.
  • 2 Retaining the services of a local Solicitor generally results in a more personal touch. Online forums bear testimony to the idea that in appointing a an online conveyancing factory, you tend to be looked after by a team of people who who progress matters by reading from their computer screens.
  • 3 Low cost packages from online conveyancers might be tempting. However, these organisations are often based hundreds of kilometers away with limited appreciation of the factors that impact property transactions in Epsom
  • 4 We are the UKs most comprehensive domestic conveyancing directory service identifying mortgage company approved law practices conducting conveyancing in Epsom registered with the SRA or Council of Licensed Conveyancers.
  • 5 The Epsom conveyancing firms that are identified are dedicated to supplying the most cost, efficient and transparent conveyancing service to borrowers, sellers and investors in Epsom

Examples of recent conveyancing in Epsom since June 2025*

Recently asked questions about conveyancing in Epsom

My grandson is purchasing a newly built flat in Epsom with a mortgage from Santander. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the surveyor when requested. 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have just over seventy years left on my lease and require a lease extension for my apartment in Epsom. Conveyancing solicitors on the Nationwide Building Society panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/9/2025 the requirements read as follows :

- Our minimum unexpired lease term is 55 years, except where lending is over 85% of the purchase price/valuation on a second hand flat, in which case our minimum unexpired term is 90 years.
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).

Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer
- Where lending is over 85% of the purchase price/valuation on a second hand flat and the unexpired lease term on the offer is 90 years or more - only advise us if the actual lease term is less than 90 years.

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 55 years
- Unexpired lease term less than 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period is less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years (Minimum 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat)
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house (does not apply to Shared Ownership)
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn Ground Rent (Annual Rent) charges

For the avoidance of doubt, any New Build properties completed but not sold pre-30 June 2022 will only be acceptable if the Lease conforms to the above guidance.

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years.

Lease Extensions

We require all Lease Extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to Issuing Office.

Please ensure that all lender enquiries are submitted (with full documentation/requirements) at least 2 weeks prior to exchange to allow sufficient time for review and decisioning.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Epsom solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Epsom is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've read lots 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 Epsom solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 conveyancing practitioner 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 Epsom postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Epsom.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Epsom?

Its becoming the norm that commercial conveyancing solicitors in Epsom will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Epsom. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Epsom.

For every commercial conveyancing transaction in Epsom it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Epsom commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Epsom.

Is it possible to swap conveyancer as I have to retain one who is on the Skipton Building Society conveyancing panel. I had appointed a local conveyancing solicitor in Epsom round the corner but she is not accepted by Skipton Building Society

It would be our pleasure to assist you find a conveyancing solicitor in Epsom on the Skipton Building Society panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Epsom. In utilising the find a conveyancing solicitor tool on this page, you can contrast fees for conveyancing solicitors in Epsom and beyond.

Whilst your website is a good idea there are many lawyers listed near Epsom being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?

We do not recommend specific Epsom firms as the right Epsom conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Epsom knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..

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Commercial Conveyancing solicitors in Epsom regulated by the SRA

The list below is a non-comprehensive list of solicitors in Epsom with expertise in commercial conveyancing in Epsom. This will likely include advice on granting a lease to a commercial tenant
  • Gumersalls, The White House, 16 Waterloo Road, Epsom, Surrey, KT19 8AZ
  • J A Stevens & Co, 3a High Street, Epsom, Surrey, KT19 8DA
  • Lancasters, 4 Upper High Street, Epsom, Surrey, KT17 4QJ
  • Tryb & Co Solicitors, Global House, 1 Ashley Avenue, Epsom, Surrey, KT18 5AD
  • Bwt Law Llp, 6 South Street, Epsom, Surrey, KT18 7PF

Domestic Licensed Conveyancers in Epsom regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Epsom but also conveyancing throughout England and Wales.
  • Sutherland & Co , Crown House, KT20 7ST
  • Property Transfer Co-ordination Ptc, Corner House, KT1 2NR

Planning law solicitors in Epsom regulated by the Solicitors Regulation Authority

The solicitors listed below are a non-comprehensive list of solicitors in Epsom practicing in planning law. The solicitors can give expert legal advice on all aspects of planning, including tree preservation orders
  • Cuff And Gough Llp, Lamborn Place, 26 High Street, Banstead, Surrey, SM7 2LJ
  • Gowen & Stevens Llp, 5 Mulgrave Chambers, 26-28 Mulgrave Road, Sutton, Surrey, SM2 6LE
  • Hunter Peddell Property Law, Oak House, 39/41 The Parade, Claygate, Esher, Surrey, KT10 0PB
  • Pegasus Solicitors Limited, 60 High Street, New Malden, Surrey, KT3 4EZ
  • Galloway Hughes Llp, Aissela, 46 High Street, Esher, Surrey, KT10 9QY

Neighboring Locations

Epsom and Ewell
Epsom
Ashtead

*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.