Find a Lender-Approved Local Conveyancer in Sawbridgeworth

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Our lawyers are committed to delivering the best property conveyancing to Sawbridgeworth vendors and purchasers

Reasons to use our Sawbridgeworth conveyancing solicitors

  • 1 Excellent communication and pure property local knowledge are key benefits that you should look for when selecting conveyancing solicitors. Sawbridgeworth home moves can be made a lot more stressful due to poor communication between all the parties. The lawyers we work with ensure that communication channels are open and act on arising issues and developments quickly.
  • 2 Retaining the services of a a family Solicitor on the whole means that you will receive a more bespoke service. Online forums often suggest that in appointing a large conveyancing firm, you tend to be looked after by a team of people who who update you by reading from their computer screens.
  • 3 The Sawbridgeworth conveyancing firms that are listed are dedicated to providing the most cost, efficient and transparent conveyancing service to home buyers, sellers and investors in Sawbridgeworth
  • 4 Sawbridgeworth conveyancing lawyers will have connections at the local Land Registry Office, Local Authority and selling agents
  • 5 Cut price packages from online conveyancers might be tempting. However, these organisations are often based many kilometers away with little understanding of the factors that affect property transactions in Sawbridgeworth

Examples of recent conveyancing in Sawbridgeworth since January 2025*

Sale

of semi-detached property, Station Road, CM21 9QJ completing on 24/01/2025 at a price of £297,000. The legal transfer of property included amongst the various tasks: dealing with appropriate requisitions and enquiries, ordering official copies of the title, sending title deeds and executed transfer to purchaser’s lawyers

Sale

of semi premises, The Orchards, CM21 9BB completing on 13/01/2025 at a price of £484,000. The conveyancing process included amongst the various tasks: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, obtaining official copies of the title

Sale

of detached residence residence, The Plashets, CM22 7NL completing on 21/01/2025 at a price of £400,000. The conveyancing process included amongst the various tasks: sending the transfer to the vendor for execution in readiness for completion, taking formal instructions from and updating the seller client, preparing statement detailing charges

Sale

of apartment Kingfisher Way CM17 0GR, at buying amount of £265,000. Leasehold conveyancing included: dealing with appropriate requisitions and enquiries, sending the transfer to the seller for execution in readiness for completion, setting up the completion formalities

Recently asked questions about conveyancing in Sawbridgeworth

I am purchasing a property mortgage free in Sawbridgeworth. I have lived for the last 15 years in Sawbridgeworth. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then almost all of the Sawbridgeworth conveyancing searches are optional. Your lawyer will 'advise', no-doubt strongly, that you should have searches done, but she is duty bound to do this. Do bear in mind; if you are going to sell the house at a future date, it will be of importance to your prospective buyer what the searches disclose. On occasion properties with no practical issues can still throw up adverse search results. A competent conveyancing solicitor in Sawbridgeworth should provide you some helpful guidance in this regard.

I am about to put an offer on a leasehold property in Sawbridgeworth. The selling agents advise that it is standard for flats in Sawbridgeworth to have less than 75 years unexpired on the lease. I am expecting a loan with Nationwide Building Society. Will the property be mortgageable given that the lease has 69 years unexpired.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting 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 2/4/2025 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 helping my sister sell her property in Sawbridgeworth. Will the conveyancing solicitor commission the EPC or should I organise this?

Following the demise of HIPs, energy assessments was left as a mandatory element of moving property. An energy performance certificate needs to be commissioned in advance of the property being placed on the market. This is not a task that lawyers ordinarily arrange. Where you are using a Sawbridgeworth conveyancing solicitor they might help arrange energy assessments given their relationships with reputable Sawbridgeworth providers

I currently have a mortgage with Principality for my property in Sawbridgeworth. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?

Principality must be informed of your intention in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel firm.

I am selling my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being pedantic. The Sawbridgeworth solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.

How does conveyancing in Sawbridgeworth differ for newly converted properties?

Most buyers of new build residence in Sawbridgeworth approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Sawbridgeworth tend to purchase the site, 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 conveyancing solicitors 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 used to new build conveyancing in Sawbridgeworth or who has acted in the same development.

I'm refinancing my current property to a buy to let loan with Birmingham Midshires and I will use the rest of the raised equity as a down payment on a second property. The location we are talking about is Sawbridgeworth. Will your solicitors be able to act for both sets of banks and link together the two deals?

Make use of our search tool on this page to be sure that the lawyers are on the appropriate lender panels. Assuming that they are the conveyancer should be able to connect the two deals but you should have a chat with you lawyer and specify your desired outcome and needs.

I have just started marketing my garden apartment in Sawbridgeworth. Conveyancing is yet to be initiated, however I have just had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is pay the invoice as you normally would as all ground rent and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Sawbridgeworth Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

    The answer will be helpful as a) areas could cause problems in the block as the communal areas may start to deteriorate where maintenance are not paid for b) if the tenants have a dispute with the running of the building you will wish to know about it Best to be warned whether a new roof is being put on or some other significant cost is due shortly to be shared amongst the leaseholders and will materially impact the level of the maintenance fees or require a one off invoice.

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Sample of conveyancing solicitors in Sawbridgeworth regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Sawbridgeworth but also conveyancing throughout England and Wales.

  • Harris Cuffaro & Nichols, Lion Court, 8-10 Market Street, Harlow, Essex, CM17 0AH
  • Stanley Tee Llp, Tees House, 95 London Road, Bishops Stortford, Hertfordshire, CM23 3GW
  • Watson Legal, 1 Ducketts Wharf, South Street, Bishop's Stortford, Hertfordshire, CM23 3AR
  • Pellys Solicitors Limited, 18 The Causeway, Bishop's Stortford, Hertfordshire, CM23 2EJ
  • Nockolds Solicitors Limited, 6 Market Square, Bishop's Stortford, Hertfordshire, CM23 3UZ

Commercial Conveyancing solicitors in Sawbridgeworth regulated by the SRA

The list below is a small selection of solicitors in Sawbridgeworth practicing in commercial conveyancing in Sawbridgeworth. This may include advice on buying or selling a shop, pub, restaurant, office, retail unit
  • Harris Cuffaro & Nichols, Lion Court, 8-10 Market Street, Harlow, Essex, CM17 0AH
  • Stanley Tee Llp, Tees House, 95 London Road, Bishops Stortford, Hertfordshire, CM23 3GW
  • Nelson & Co, 28-32 Potter Street, Bishop's Stortford, Hertfordshire, CM23 3UL
  • Pellys Solicitors Limited, 18 The Causeway, Bishop's Stortford, Hertfordshire, CM23 2EJ
  • Nockolds Solicitors Limited, 6 Market Square, Bishop's Stortford, Hertfordshire, CM23 3UZ

Domestic Licensed Conveyancers in Sawbridgeworth regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Sawbridgeworth but also conveyancing throughout England and Wales.
  • Movingahead, Mitre Chambers, CM21 9JS
  • P J Conveyancing Services, 1st Floor Offices Bayfords, CM17 0AW

*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.