Do the conveyancing lawyers listed on your site handle attended exchange conveyancing in Swanley?

There are a few conveyancing experts who can conduct attended exchanges. Do contact us to obtain a costs illustration and details as to availability.

We had chosen solicitors with offices in Swanley on the TSB solicitor approved list. They are now charging me a separate charge for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by TSB but by your Swanley property lawyer. Numerous firms on the TSB panel will quote an ‘acting for lender’ fee and others do not.

How can we tell if a Swanley conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Swanley seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.

Our sealed bid on a house in Swanley has been agreed to, the owners do however have a dependent purchase. The vendors have offered on a flat, but it’s not yet tied up, and are looking at other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Swanley. What should be my next step? At what point should I apply for the mortgage with Clydesdale?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then valuation, Swanley conveyancing search costs, etc). First, you must check that your property lawyer is on the Clydesdale approved list. Regarding the next phase this very much depends on the uniqueness of your case, desire for this property and on the state of the market. In a buoyant market many buyers will apply for a home loan with Clydesdale and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with the conveyancing in Swanley.

I am buying my first flat in Swanley with the aid of help to buy. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about the side-deal as it could affect my loan with the bank. Do I keep my lawyer in the dark?.

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 need to instruct a conveyancing lawyer in Swanley for my house move. Is there any facility to see a firm’s record with the legal regulator?

Members of the public may review presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.

Developers have suggested I use a property lawyer and I've received an estimate from them. It's almost £400 cheaper than my local Swanley conveyancer. Should I use them?

Housebuilders normally have panels of conveyancers who expedite matters and who know the developer’s documentation and solicitor. As many developers offer an incentive to use a preferred solicitor for this reason, any increased fees can be avoided and a builder won't recommend a conveyancing factory and run the risk of having the transaction stall when they require an exchange within a tight deadline. The argument for not opting for the recommended lawyer is that they may be reluctant to fight for your interests for fear of alienating the sellers. Where you have concerns that this may be the case you should keep with your local Swanley conveyancing practitioner.