LM Logo

Find a Lender-Approved Local Conveyancer in Swaffham

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

FACT : Swaffham Conveyancing Solicitors Know more about Conveyancing in Swaffham

Reasons to use our Swaffham conveyancing solicitors

  • 1 Excellent communication together with pure property expertise are key benefits that you should value when selecting conveyancing solicitors. Swaffham home moves can be made a lot more complicated because of lack of transparency between all the parties. The lawyers we work with ensure that communication channels are open and act on arising issues and developments quickly.
  • 2 Our site is the first site that enables you the facility to ensure that your conveyancing in Swaffham will be conducted by a solicitor on your lender’s approved panel.
  • 3 Swaffham conveyancers work in conjunction with Swaffham estate agents, property finders, surveyors, mortgage companies and other professionals to make sure that a quality service is provided to clients every step of the way, never losing sight of the time-critical nature behind your conveyancing transaction
  • 4 The accumulation of transactions means that Swaffham lawyer have developed excellent connections with Swaffham local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of dealing with your conveyancing in Swaffham.
  • 5 Firms accustomed to conveyancing in Swaffham are familiar with the local concerns specific to Swaffham and therefore you may benefit from better guidance and expeditious conveyancing.

Examples of recent conveyancing in Swaffham since July 2025*

Recently asked questions about conveyancing in Swaffham

I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to appoint a Swaffham based conveyancing firm?

You should check but the the probability is that appoint one of their panel conveyancers should you accept the "fee-free" deal. Call the mortgage company to ask if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Swaffham.

I had a mortgage agreed in principle with Leeds Building Society. Swaffham conveyancing solicitors have been chosen. How long does it take for Leeds Building Society to issue the offer to the lawyer?

There is no definitive answer here. Have Leeds Building Society done the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am expecting a AIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Swaffham solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Swaffham solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I have decided to exercise my right to buy my property in Swaffham off the council. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

I am selling our property in Swaffham and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing outfit as opposed to a conveyancing solicitor in Swaffham. Having lived in Swaffham for three years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am looking for a leasehold apartment up to £235,500 and found one close by in Swaffham I like with open areas and transport links nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Swaffham in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan that many years may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I am using a search engine for the phrase on line conveyancing in Swaffham it shows results of many solicitorsin the area. With so much choice what is the best way to find the right conveyancer for my move?

The preferential way of finding a suitable conveyancer is through a personal recommendation, so seek the opinion of colleagues and family who have purchased a property in Swaffham or the local estate agent or mortgage broker. Charges for conveyancing in Swaffham vary, so it's sensible to secure at least three estimates from different conveyancers. Make sure that you clarify that the fees are fixed.

Online research suggests that Swaffham solicitors are more expensive than Swaffham conveyancers in Swaffham to use when purchasing a property. So is it better if I use a conveyancer or a solicitor where I am purchasing a property in Swaffham.

When it comes to conveyancing in Swaffham the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.

Last updated

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

Licensed Conveyancers specialise in the legalities surrounding acquiring and selling property and cover conveyancing throughout England and Wales not just Swaffham. If instructing a Licensed Conveyancer governed by the CLC, you should:
  • Be supplied with an honest and lawful service.
  • Receive a high standard of legal services.
  • Have your conveyancing dealt with using care, skill and legal know-how.
  • Enjoy the benefit of a high quality of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Be provided with a service which is accessible and responsive to your individual needs.
  • You should not consider yourself discriminated against, victimised or harassed.
  • To receive the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your specific needs taken into account should a complaint be made.
  • Receive a speedy, objective and comprehensive service when if a complaint is registered about your conveyancing in Swaffham.

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

  • Solicitor instructed by the buyer on acceptance of the offer
  • Checking the title unregistered or registered
  • Ordering Swaffham property searches with respect to the property
  • Considering the draft contract pack and other documentation received from the vendor’s conveyancer
  • Submitting enquiries with the owner’s conveyancer
  • Agreeing the wording of the sale agreement
  • Reviewing replies given by the owner to pre-contract enquiries
  • Agreeing the wording for a Transfer document
  • Advising 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)
  • Carrying out the key stage of exchanging contracts and then completion formalities
  • Preparing and submitting to HMRC the appropriate Land Tax forms and payment
  • Dealing with the registration formalities for the buyer and the mortgage (if applicable) at the Land Registry.

Sale conveyancing in Swaffham ordinarily involves the following:

  • Taking instructions from the appropriate parties
  • Investigating the title to the property
  • Drawing up the contract and associated documents
  • Submitting draft papers to the conveyancer retained by the buyer
  • Negotiating contracts and responding to further questions from the purchaser’s conveyancer
  • Agreeing the transfer document
  • Answering requisitions raised by the purchaser’s conveyancer
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Accepting the sale proceeds and transferring funds to the vendor, the estate agent and repaying the home loan (if relevant)

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.