Find a Lender-Approved Local Conveyancer in Warlingham

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Reasons to use our Warlingham conveyancing solicitors

  • 1 Regardless alternative sites inform you it may be necessary to pop into your solicitor to execute legal papers. There are enough parties with an interest in a homemove without having to add Royal Mail into the equation.
  • 2 Our site offers largest domestic conveyancing directory listing bank approved law practices conducting conveyancing in Warlingham registered with the SRA or Council of Licensed Conveyancers.
  • 3 The Warlingham conveyancing firms that are listed are dedicated to supplying the most cost, efficient and transparent conveyancing service to home buyers, sellers and investors in Warlingham
  • 4 You can gain comfort when you choose the very best, most recommended conveyancing solicitors. Warlingham has a number to select from, but for a truly dependable and reliable service many local people have been use the recommendation of this site.
  • 5 Warlingham solicitors have a significant advantage when it comes to Warlingham conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that will impact your sale or purchase

Examples of recent conveyancing in Warlingham since March 2025*

Recently asked questions about conveyancing in Warlingham

I am one month into the sale of my ground floor flat in Warlingham and the EA has just called to warn that the purchasers are switching conveyancer. The reason given is that the bank will only deal with property lawyers on their approved list. On what basis would a leading lender only engage with specific law firms rather the firm that they want to appoint to handle their conveyancing in Warlingham ?

Banks have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lenders attribute this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

Due to move into my new home in Warlingham next Monday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in Warlingham.

Are the BSA planning on creating a online directory to list firms on the Coventry BS conveyancing panel for example in Warlingham?

We have not been informed any plans on the part of the BSA to promote such a search facility.

I purchased my apartment on 5 January and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Warlingham expressed confidence that it would be recorded inside ten days. Are properties in Warlingham uniquely lengthy to register?

There is nothing unique about conveyancing in Warlingham registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. As of today roughly three quarters of submission are completed in less than three weeks but occasionally there can be protracted delays. Registration takes place once the buyer has moved in to the property therefore registration formalities is not always primary concern but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Warlingham I like with open areas and station in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in Warlingham in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

We expect to complete our sale of a £175,000 apartment in Warlingham in just under a week. The landlords agents has quoted £372 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Warlingham?

For most leasehold sales in Warlingham conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    Addressing pre-exchange questions Where consent is required before sale in Warlingham Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Warlingham leasehold property is £350. For Warlingham conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Warlingham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most definitely. We can put you in touch with a Warlingham conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Warlingham flat is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case affected 6 flats. The number of years remaining on the existing lease(s) was 78.32 years.

Last updated

Commercial Conveyancing solicitors in Warlingham regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Warlingham specialising in commercial conveyancing in Warlingham. This could include advice on taking a commercial lease as a tenant
  • Dollman & Pritchard, 8 The Square, Caterham, Surrey, CR3 6XS
  • Gordon Gray, 133 Addington Road, South Croydon, Surrey, CR2 8LH
  • Edridges & Drummonds, Crossways Parade, Selsdon Park Road, South Croydon, Surrey, CR2 8JJ
  • Sandom Robinson, Triumph House, Station Approach, Sanderstead Road, South Croydon, Surrey, CR2 0PL
  • Alfred James & Co Solicitors Llp, Alfred James House, 406a Brighton Road, South Croydon, Surrey, CR2 6AN

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

  • Lawyer instructed by the purchaser on acceptance of the offer
  • Investigating the title unregistered or registered
  • Undertaking Warlingham conveyancing searches for the property
  • Assessing draft contract pack and other documentation collated by the vendor’s property lawyer
  • Raising enquiries with the owner’s property lawyer
  • Negotiating the purchase contract
  • Examining replies given by the owner to pre-contract enquiries
  • Negotiating the Transfer Deed for completion
  • Guiding the purchasing in respect of the loan offer: (if appropriate)
  • Drawing up 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
  • Completing and submitting to HMRC the correct stamp duty forms and payment
  • Dealing with the registration formalities for the change in ownership and the mortgage (where relevant) at the Land Registry.

Transfer of Equity conveyancing in Warlingham almost always consists of the following:

  • Taking instructions from parties involved
  • Investigating the title to the property
  • Following instructions from the lender (where appropriate)
  • Agreeing the terms of the transaction
  • Drawing up Transfer or approving the Transfer deed
  • Agreeing amendments to the draft Transfer
  • Communicating with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing monies to relevant parties
  • Completing and submitting to HM Revenue and Customs the appropriate Land Tax forms and payment
  • Registering the transfer of ownership and the mortgage (if applicable) at the HM Land Registry.

Neighboring Locations

Sanderstead
Whyteleafe
Warlingham
Woldingham

*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.