Find a Lender-Approved Local Conveyancer in Swaffham

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Cheap conveyancing in Swaffham does not necessarily mean low quality - but the odds are stacked against you

Reasons to use our Swaffham conveyancing solicitors

  • 1 Peace of mind comes when you select the very best, most recommended conveyancing solicitors. Swaffham has a number to pick from, but for a truly dependable and reliable service many local people have been use the recommendation of this site.
  • 2 Swaffham property lawyers have a significant edge when it comes to Swaffham conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that can impact your sale or purchase
  • 3 Personal touch together with pure property local knowledge are key benefits that you should seek when choosing conveyancing solicitors. Swaffham home moves can become significantly more stressful because of poor communication between all the parties. The lawyers listed 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 Swaffham is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the level of professionalism you would hope for.
  • 5 Swaffham property lawyer are the key to a successful Swaffham home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing

Examples of recent conveyancing in Swaffham since December 2024*

Sale

of terraced property, Hillside, PE37 7QU completing on 15/01/2025 at a price of £342,500. The legal transfer of property incorporates some of the following tasks: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, agreeing completion date with parties

Transfer

of detached residence residence, Norwich Road, PE37 8DD completing on 10/01/2025 at a price of £430,000. The legal transfer of property included amongst the various tasks: sending the transfer to the seller for signature in readiness for completion, taking formal instructions from and updating the seller client, setting up the completion formalities

Disposal

of terraced residence, Meadowsweet Road, PE37 8FG completing on 17/01/2025 at a price of £220,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, securing official copies of the title

Disposal

of semi-detached premises, Oaks Drive, PE37 8LY completing on 03/01/2025 at a price of £205,000. The conveyancing process included amongst the various tasks: dealing with appropriate requisitions and enquiries, sending the transfer to the seller for signature in preparation for completion, agreeing completion date with parties

Recently asked questions about conveyancing in Swaffham

we are a couple who are hoping to buy a 1 bedroom flat in Swaffham with a loan from Barclays .We like our Swaffham conveyancing solicitor but Barclays advised that her practice is not on their approved list of firms. We have to appoint a Barclays panel firm or retain our local solicitor and fork out for a Barclays panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The home loan offered to you contains various provisions, a common one being that conveyancers must be on the Barclays approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Barclays

My father advised me that in purchasing a property in Swaffham there could be various restrictions prohibiting external changes to the property. Is this right?

We are aware of a number of properties in Swaffham which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Swaffham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We had selected solicitors located in Swaffham on the Clydesdale solicitor approved list. They have just billed me a separate charge for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. The fee is not dictated by Clydesdale but by your Swaffham solicitor. Numerous firms on the Clydesdale panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.

After weeks of negotiation I have agreed a price on a house in Swaffham. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £225. A few days later, the conveyancer called me to say that they were not on the Clydesdale 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 Clydesdale 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.

What can a local search inform me regarding the property my wife and I purchasing in Swaffham?

Swaffham conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Swaffham conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

The deeds to our home are lost. The conveyancers who conducted the conveyancing in Swaffham 5 years ago have long since closed. Will I be able to sell the house?

Gone are the days when you need to have the physical official documentation to establish that you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.

I am in need of some leasehold conveyancing in Swaffham. Before I get started I require certainty as to the number of years remaining on the lease.

If the lease is registered - and most are in Swaffham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Swaffham Conveyancing for Leasehold Flats - Sample of Queries before buying

    What is the the remaining lease term? Many Swaffham leasehold flats will be liable to pay a service charge for the upkeep of the block levied by the freeholder. Should you buy the apartment you will have to pay this liability, usually in instalments accross the year. This may vary from several hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a rentcharge to be met annual, ordinarily this is not a exorbitant figure, say around £50-£100 but you should to check as occasionally it can be prohibitively expensive. The answer will be useful as a) areas could cause problems in the building as the communal areas may start to deteriorate where services remain unpaid b) if the leaseholders have an issue with the running of the building you will need to have all the details

My partner and I about to exchange on the purchase a house in Swaffham but as a consequence of wreckage from the recent storms I have negotiated compensation from the current proprietors of four thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet my mortgage company will not agree to this. Should they have been approached?

The lawyer being on a mortgage company approved list is obliged to advise the mortgage company of any amendments to the purchase figure. If you did not allow your property lawyer to disclose the reduction to your mortgage company then they would have no choice but to disinstructing themselves from acting for you and the lender.

Last updated

Domestic conveyancing in Swaffham ordinarily involves the following:

  • Lawyer instructed by the buyer once the offer has been accepted
  • Examining the title unregistered or registered
  • Carrying out Swaffham searches with respect to the title
  • Reviewing draft contract and other documentation collated by the owner’s property lawyer
  • Submitting questions with the seller’s property lawyer
  • Agreeing the wording of the sale contract
  • Considering the replies given by the seller to pre-exchange enquiries
  • Agreeing the wording for a Transfer document
  • Advising the buyer in respect of the loan offer: (where relevant)
  • Drafting and sending the purchaser a report on title (that is; reporting to the purchaser on the contents of the contract pack, pre-contract enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Completion of and submitting to HM Revenue and Customs the appropriate SDLT forms and payment
  • Registering the purchase and the home loan (where appropriate) at the HMLR.

Domestic 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.

  • Taking instructions from the appropriate parties
  • Collating the documents evidencing the title to the property
  • Drawing up the contract and related documents
  • Forwarding draft papers to the lawyer retained by the buyer
  • Finalising the wording for contracts and responding to additional queries from the purchaser’s lawyer
  • Negotiating the transfer document
  • Responding to requisitions prepared by the purchaser’s lawyer
  • Proceeding to exchange of contracts and then completion formalities
  • Receiving sale proceeds and wiring funds to the seller, the estate agent and paying off the mortgage (if appropriate)

Swaffham commercial property solicitors draw on a wide range of commercial expertise offering advice on numerous aspects of commercial property law

    Commercial development (from overage and options through to site acquisitions and construction) Subletting, licences and sharing occupation Telecommunications and broadcast mast sites Granting a licence to assign, sublet or carry out works Property finance transactions, including disposal and leaseback

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.