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Find a Lender-Approved Local Conveyancer in Swaffham

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 factory-type firm”! Go local - instruct a conveyancing solicitor in Swaffham

Top 5 reasons to let us help you find a local conveyancing solicitor in Swaffham

  • 1 Retaining the services of a high street Solicitor usually means that you will receive a more personal touch. Sometimes when dealing with a an online conveyancing factory, you tend to be looked after by a team of people who who update you by determining whether the ‘computers says no’.
  • 2 Regardless other companies may claim it just might be important to attend your lawyer to sign documents. There are enough parties engaged in a homemove without having to include the postman into the pot.
  • 3 Swaffham property lawyers will have connections at the local Land Registry Office, Local Authority and property agents
  • 4 Firms that specialise in conveyancing in Swaffham regularly deal withlocal issues specific to Swaffham and therefore you may benefit from better advice and expeditious conveyancing.
  • 5 Cut price packages from online conveyancers might be tempting. However, these organisations are often based hundreds of kilometers away with little understanding of the factors that affect property transactions in Swaffham

Examples of recent conveyancing in Swaffham since November 2024*

Recently asked questions about conveyancing in Swaffham

My wife and I are soon to exchange buying a property in Swaffham but as a consequence of damage from the recent storms I have was able negotiate reparation from the current proprietors of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process but Virgin Money are not allowing this. Should they have been notified?

Your conveyancer being on a Virgin Money conveyancing panel is duty bound to disclose to Virgin Money of any changes to the sale price. If you were to refuse your solicitor to disclose the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancer for your conveyancing in Swaffham.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being problematic. The Swaffham solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.

Intending to buy a flat in Swaffham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Swaffham solicitor is on the Lloyds conveyancing panel.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Swaffham solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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. You may wish to consider appointing your own Swaffham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am purchasing a new build house in Swaffham benefiting from help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not reveal to my conveyancer about the deal as it may impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I was recommended by two or three local estate agents in Swaffham to locate a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to recommend your lawyers over alternative conveyancing organisations?

We refuse to give any referral fee for sending work in our direction. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am using a search engine for the phrase conveyancing in Swaffham it shows results of many solicitorslocally. How do I determine which is the suitable conveyancer for purchase transaction?

The preferential way of choosing the right conveyancer is via personal testimonial, so seek the opinion of colleagues and family who have bought a property in Swaffham or a reputable estate agent or financial adviser. Fees for conveyancing in Swaffham differ, so it's sensible to request a minimum of three fee estimates from varying types of conveyancers. Be sure to seek confirmation what costs in the quote includes.

What makes a Swaffham lease problematic?

There is nothing unique about leasehold conveyancing in Swaffham. Most leases are individual and drafting errors can result in certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:

    A provision for the recovery of money spent for the benefit of another party. A provision to repair to or maintain elements of the property

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Bank of Scotland, and Godiva Mortgages Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.

Swaffham Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

    Are any of leasehold owners in arrears of their service charge payments? Does the lease contain onerous restrictions?

Last updated

Home buying 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
  • Examining the title to the premises
  • Carrying out Swaffham searches for the title
  • Assessing draft contract and other documentation supplied by the seller’s solicitor
  • Raising enquiries with the vendor’s solicitor
  • Negotiating the purchase contract
  • Going through replies provided by the vendor to pre-contract enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Guiding the purchasing in respect of the mortgage offer: (if applicable)
  • Preparing and sending the buyer a report on title (that is; a breakdown of all findings on the property)
  • Proceeding to exchange of contracts and then completion of the purchase
  • Completion of and submitting to HM Revenue and Customs the appropriate SDLT forms and payment
  • Dealing with the registration procedures for the transfer of ownership and the home loan (where applicable) at the Land Registry.

Sale conveyancing in Swaffham almost always involves the following:

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Drawing up the contract and associated documents
  • Submitting draft papers to the solicitor representing the buyer
  • Negotiating contracts and responding to further questions from the purchaser’s solicitor
  • Agreeing the transfer deed
  • Responding to requisitions submitted by the purchaser’s solicitor
  • Carrying out the key stage of exchanging contracts and then completion formalities
  • Receiving sale proceeds and transferring funds to the vendor, the estate agent and other relevant parties (if relevant)

Swaffham commercial property solicitors draw on a full range of commercial expertise offering advice on a variety of aspects of commercial property law

    Development, including options, overage agreements, JCT building contracts Extension of leases Hotels, public houses and restaurants complex procedures concerning renewal, rent reviews, dilapidations and the many obligations encountered by Landlords and Tenants of commercial premises Formation of commercial management companies Advising landlords and tenants in respect of ancillary documentation e.g. licences to alter, assign underlet etc

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.