Conveyancing

A conveyancing solicitor manages the legal transfer of property ownership from a seller to a buyer. Their role includes checking legal titles, conducting property searches, reviewing contracts, raising enquiries with the other side, and handling the transfer of funds (including mortgage drawdowns). They ensure the transaction is legally binding and your interests are protected.

Yes, a solicitor is essential for most property transactions to ensure legal security. If you are buying with a mortgage, your lender will mandate a solicitor to act on their behalf. Even for cash purchases, a solicitor identifies hidden risks like “chancel repair liability” or restrictive covenants that a layperson might miss.

Conveyancing costs are typically split into a fixed legal fee and third-party disbursements. The total depends on the property price, whether it is freehold or leasehold, and if it involves a mortgage. We provide transparent, “no-hidden-fee” quotes at the start of your journey.

Our fee covers all standard legal work required to complete your sale or purchase. This includes reviewing the TR1 (Transfer Deed), liaising with estate agents, acting for your mortgage lender, and handling the final registration with HM Land Registry. We highlight any potential “bolt-on” costs for complex matters (like Help to Buy or Shared Ownership) upfront.

No. We believe in transparent pricing. Any costs outside our legal fee, such as Stamp Duty Land Tax (SDLT) or Land Registry fees, are clearly listed as disbursements. If an unexpected legal complication arises, we will discuss any additional work with you before proceeding.

If a transaction “aborts,” you are usually responsible for the legal work completed up to that point. You will also need to cover any disbursements already paid, such as property searches. We keep these costs proportionate to the stage of the transaction reached.

Disbursements are costs paid to third parties to facilitate the transaction. Common examples include:
Local Authority Searches
HM Land Registry fees
Electronic ID verification
Bank transfer fees (CHAPS)
Stamp Duty (SDLT) submission

On average, conveyancing in Norfolk takes between 8 and 12 weeks. While similar to the national average, local factors like rural land boundaries, Broadland Authority restrictions, or complex drainage systems in Norfolk’s villages can sometimes extend this timeline.

Standard searches include Local Authority, Drainage & Water, and Environmental searches.
In Norfolk, we also look for specific local risks, such as ground stability or mining history where applicable. These searches protect you from future issues like planned road developments or contaminated land.

Exchange is the point of no return where the contract becomes legally binding. At this stage, a completion date is set and a deposit (usually 10%) is paid. If you pull out after exchange, you will lose your deposit and may be sued for breach of contract.

Completion is the day you get the keys. Once the buyer’s solicitor sends the funds and the seller’s solicitor confirms receipt, the estate agent is authorised to release the keys. We then handle post-completion tasks like paying your Stamp Duty and registering you as the new owner.

To avoid delays, gather your Title Deeds, EPC, and completed TA6 (Property Information) and TA10 (Fixtures and Contents) forms. If you have extended the property, you will also need Building Regulations approvals and FENSA certificates for windows.

Selling usually takes 8 to 12 weeks. To speed up the process, ensure you return your initial “Sellers Pack” and property information forms (TA6 and TA10) as quickly as possible.

A property chain is a sequence of buyers and sellers linked together. If one person at the bottom of the chain has a delay (e.g., a slow mortgage offer), it affects everyone above them. We work proactively with other solicitors in the chain to keep your move on track.