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

Logical reasons to use our service to help you choose a high street conveyancing solicitor in Swaffham

  • 1 The mark of a good conveyancing solicitor in Swaffham is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the level of professionalism you will expect.
  • 2 Lawyer conveyancing lawyers have excellent personal connections with Swaffham selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 3 This site is the first site that enables you the ability to check that your conveyancing in Swaffham will be carried out by a solicitor on your bank authorised panel.
  • 4 The accumulation of transactions means that Swaffham property lawyer have established very good connections with Swaffham local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all concerned in the process of handling your house sale or purchase in Swaffham.
  • 5 Swaffham property lawyers will be familiar with the local Land Registry Office, Local Authority and property agents

Examples of recent conveyancing in Swaffham since April 2025*

Recently asked questions about conveyancing in Swaffham

My financial adviser says he needs my Swaffham law firm’s panel member for the Lloyds conveyancing panel. What is the best way to discover this. I have called my local Swaffham office but they have not got back to me yet.

The sensible thing to do is ask for this information from your Swaffham property lawyer . They should have a central record lender panel numbers.

We are purchasing a house and need a conveyancing solicitor in Swaffham who is on the UBS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Swaffham.

I am helping my aunt sell her flat in Swaffham. Does the conveyancing solicitor order the EPC or it is for the seller to see to?

Following the demise of Home Information Packs, energy performance certificates became a mandatory component of selling a property. An energy performance certificate must be commissioned in advance of the property being advertised. It is not as aspect of the sale process that solicitors normally arrange. If you are using a Swaffham conveyancing lawyer they might help arrange EPC’s due to their contacts with reputable local providers

Can you point me to a directory of Lloyds panel solicitors in Swaffham on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings open the public over the internet. If you are in need of a Swaffham conveyancer on the Lloyds please use our tool.

Coventry BS have agreed my mortgage in principle, my bid on a property in Swaffham has been accepted, what are the next steps?

Your property agent will wish to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the lender’s panel). Contact Coventry BS or the financial adviser and complete any relevant forms. Coventry BS will sellect a valuer who will get in touch with the selling agent or vendor to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Coventry BS will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Swaffham.

Do I need to take out insurance to address the risk of chancel repairs when purchasing a house in Swaffham?

Unless a previous purchase of the property took place after 12 October 2013 you may assume that conveyancing practitioners conducting conveyancing in Swaffham to continue to recommend a chancel search and or chancel repair liability policy.

I'm purchasing a new build house in Swaffham benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not disclose to my lawyer about this side-deal as it could put at risk my mortgage with Clydesdale. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Swaffham. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

Most houses in Swaffham are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Swaffham in which case you should be shopping around for a Swaffham conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the property is located on an estate. Your lawyer will appraise you on the various issues.

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

    Does the lease contain onerous restrictions? On the whole the outlay for major works tend not to be wrapped into the maintenance charges, although there some managing agents in Swaffham require leasehold owners to pay into a sinking fund created for the specific purpose of establishing a fund for major repairs or maintenance. Are there any major works on the horizon that will increase the service charges?

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What to expect from a Licensed Conveyancer for conveyancing in Swaffham?

Licensed Conveyancers support the transfer of the legal title of a property from one person to another and cover conveyancing countrywide as well as Swaffham. When using a Licensed Conveyancer regulated by the CLC, you can expect:
  • Be supplied with an honest and lawful service.
  • Have a high standard of legal services.
  • Have your matters dealt with using care, skill and legal know-how.
  • Be supplied with a high standard of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Have a service which is accessible and responsive to your specific requirements.
  • Not feel discriminated against, victimised or harassed.
  • To receive the standard you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Have your specific needs taken into account should you make a complaint.
  • Receive a speedy, objective and comprehensive service if making a complaint about your conveyancing in Swaffham about your conveyancing in Swaffham.

Typically, Swaffham conveyancing for a purchase has some of the following tasks

  • Taking instructions from parties involved
  • Examining the title unregistered or registered
  • Ordering Swaffham property searches for the title
  • Assessing draft sale agreement and other papers received from the owner’s conveyancing practitioner
  • Raising queries with the owner’s conveyancing practitioner
  • Agreeing the wording of the purchase contract
  • Reviewing replies provided by the seller to pre-exchange enquiries
  • Agreeing the wording for the Transfer document
  • Advising the purchasing in respect of the loan offer: (where applicable)
  • Preparing and sending the purchaser a report on title (that is; reporting to the purchaser on the contents of the contract pack, preliminary enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Completing and submitting to HM Revenue and Customs the appropriate Land Tax forms and payment
  • Dealing with the registration procedures for the purchase and the mortgage (where relevant) at the HM Land Registry.

Swaffham commercial property solicitors provide expert offering advice on a variety of aspects of commercial property law

    High street shops, agricultural or development land to hotels and office blocks. Development, including options, overage agreements, JCT building contracts Industrial and warehouse premises Property finance for investment and development loans for banks and borrowers complex procedures concerning renewal, rent reviews, dilapidations and the many obligations encountered by Landlords and Tenants of business premises Buying, selling and leasing land for registered charities

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.