They say that moving house is one of life’s most stressful experiences, so our residential property team’s main priority is to take some of that stress away.
The Residential Conveyancing Solicitors at Lanyon Bowdler are friendly and approachable, and can provide specialist legal support whether you are selling, buying, mortgaging or remortgaging.
As well as being easy to talk to, our conveyancing lawyers are experts in their field and members of the Law Society’s Conveyancing Quality scheme.
The team can guide you through the complex process of conveyancing, keeping you up to date from start to finish - from the contract for purchase and your mortgage documents, to dealing with the estate agent, lender, insurers and mortgage broker.
If you are purchasing a buy-to-let property, we can prepare tenancy agreements or trust deeds if you are buying with another person.
The specialist solicitors here at Lanyon Bowdler perform hundreds of conveyances each year across the whole spectrum of properties and in different parts of the country. We have an excellent, in-depth knowledge of the property market, so you can be assured you are in safe hands.
Lanyon Bowdler is a forward-thinking law firm and was one of the first to introduce fixed fee pricing options, along with service level guarantees.
Residential property conveyancing is the name given to all the legal and administrative work involved with transferring ownership of a building or plot of land from one owner to another.
The three main stages involved with buying or selling a property are as follows.
The first steps in residential conveyancing are to properly verify the identities of the buyers and sellers, check who actually owns the property and make sure the sellers are indeed legally able to sell, and to check what debts, if any, are held against the property.
To achieve these three vital things, we’ll first request three forms of ID from both parties. Next, we’ll obtain a copy of the title deed from the seller or from the mortgage lender and get up to date title information from the Land Registry. Finally, we’ll determine the amount of any outstanding mortgage on the property.
Once those factors have been addressed, the next step is to determine exactly what the property is and what’s inside it.
If you are the seller, the Conveyancing Solicitor will ask you to complete a property information form detailing information about the fixtures, fittings and contents of the property. You’ll also be asked a whole host of questions about every aspect of the property including:
The timescales here depend on how well organised the seller is, and how many queries are raised by the buyer. It is common for sellers to need time to gather all the necessary documentation, especially if they have lived in the property for a long time.
If you are the buyer, you’ll need to check the property information forms carefully to make sure you are happy with the details provided. We will discuss any queries you may have with the seller on your behalf.
Once all the details have been declared and discussed, the contract of sale will be drawn up and a provisional completion date will be agreed. The final completion date will not be fixed until contracts are exchanged.
At this stage, the Conveyancing Solicitor working on behalf of the buyer will also carry out various searches on the property including:
This is to help verify and confirm the information provided by the seller, plus they are a legal requirement if the property is being bought with a mortgage.
It’s also at this stage that a buyer would have a survey carried out on the property.
Once all the searches have been completed and any outstanding issues have been resolved, contracts can be exchanged. However, if the buyer is using a mortgage, the solicitors will need to see a copy of the mortgage offer in writing first.
On exchange of contracts, the buyer will transfer a deposit to the seller’s solicitor which is usually 10% of the purchase price.
The Conveyancing Solicitor working on behalf of the buyer will carry out additional searches at the Land Registry to make sure all mortgages or other charges on the property are known about, and to prevent the seller registering any new financial charges on the property between exchange and completion.
Signed contracts are exchanged between both parties and everyone is now legally committed to the sale.
The buyer must provide their solicitor with the funds to cover all taxes, legal costs and the balance of the purchase price at least one day before the agreed completion date, to ensure funds are cleared in time and there are no delays.
The seller’s Conveyancing Solicitor will pay off the mortgage, settle the estate agent’s fees, legal costs and any other costs incurred as part of the sale. Any money left over will be transferred to a bank account in the seller’s name. The deeds will now be sent to the buyer’s solicitor so they can be registered as the new owner and remove any reference to the seller along with details of their mortgage if there had been one.
Your Conveyancing Solicitor will guide you through the entire process step by step staying in regular contact to ensure you know what is happening and what you’ll be required to do next. The specialist Conveyancing Solicitors at Lanyon Bowdler have vast experience carrying out residential property conveyancing, so you’ll be in safe hands no matter what your situation is.
When you are selling your property there are various documents you will need to gather so that your Conveyancing Solicitor can pass them on to the buyer’s solicitor and the buyer themselves.
This list briefly outlines much of what is required, but we’ll be there to support and advise you at every step of the way. We are always available to answer any questions you might have, and to offer solutions to any issues which may arise.
As the seller of a property, you will need to provide:
Proof of identity is required to satisfy anti-money laundering laws. You will be asked for at least three forms of ID including one photo ID such as a driving licence or passport, and two documents proving your address such as a bank statement or utility bill.
An energy performance certificate must be included in the documentation for the sale of a property by law. Your estate agent may be able to arrange this for you but it’s just as easy, and probably cheaper, to arrange it yourself.
If the property is leasehold, you will need to provide details of the leaseholder including ground rent charges and the statement of payments.
You will need to complete this form to list everything that will be left in the property when you leave. It tells the buyer exactly what is included in the sale of the property from curtain rails and radiators to kitchen and bathroom appliances. Download a sample of the fittings and contents form
This form provides the buyer with all the information they need in order to make an informed decision about buying the property. The answers are legally binding so it’s important to complete this form accurately. The information on this form is quite detailed covering everything to do with the property, including the council tax band, utility suppliers, any disputes with neighbours, boundaries, safety certificates, guarantees and warranties, building works certificates and planning permission for any work carried out. Download a sample of the property information form
If there is a mortgage on the property you will need to provide the lender’s details so that the Conveyancing Solicitor can work out the balance to be paid on completion day
If your windows and doors have been replaced since 2002 you’ll be asked to provide a FENSA certificate. This certificate proves the installers were competent to carry out work which complies with building regulations. FENSA installers will issue a certificate to the property owner and register the installation with the local authority. If you have lost the certificate a copy can be obtained from www.fensa.org.uk/fensa-certificate for a small fee. If you don’t have the FENSE certificate for any reason, there are several solutions available. Your Conveyancing Solicitor will be able to advise you.
If you have replaced the boiler a CORGI or gas safe certificate should be provided. It is not a legal requirement to do so but it may slow down the sales process if the buyer requests something you cannot provide. It’s always a good idea to keep records of major installations and safety certificates.
If you’ve had any electrical work done or rewiring, you will need to provide a certificate showing it meets building regulations. If the work was carried out by a registered electrician, they should have provided you with an Electrical Installation Certificate and a Building Regulations Compliance Certificate. If you do not have these for any reason, your solicitor will help you identify an indemnity insurance policy as a solution to this problem.
If you have built an extension, added a conservatory or decking, or significantly changed the interior of your property you will need to provide evidence of the required planning permission and building regulation approval for the work.
Not all work requires planning permission, but you should definitely check with your local authority before you do anything of this nature.
The SRA requires us to give indicative prices for limited types of work, this includes residential property services. For more information please click here.
Please give us a call for a friendly chat about how we can help support your property needs, whether you're buying, selling, moving home, remortgaging or considering equity release. Our Conveyancing Solicitors work to the highest standards and know the local marketplace inside out.
There is no commitment or charge for our initial assessment, so please contact a member of the team or complete our online enquiry form on the right hand side of this page.
By choosing Lanyon Bowdler for legal advice regarding your property needs or for our conveyancing services, you can rest assured that you have the best legal expertise on hand to ensure a smooth property transaction. We are committed to providing exceptional levels of client care and will work closely with you and other parties (estate agents, mortgage providers, leaseholders) to make things go at the pace you need, but also to ensure your rights are 100% protected and catered for at all times.
We have offices in Shrewsbury, Bromyard, Conwy, Hereford, Ludlow, Oswestry and Telford, so are able to act for clients all over Shropshire, Herefordshire, Mid and North Wales and across the Midlands (including Wolverhampton & Birmingham). As a leading regional full-service law firm, we can represent you wherever you live in England, Wales & Northern Ireland.
Talk to our property specialist solicitors today.