Are the BSA intent on creating a search tool with a view to list solicitors on the Coventry BS conveyancing panel for instance in Swaffham?

We would not expect to be advised of any intention on the part of the BSA to promote such a tool.

What is the difference between a licensed conveyancer and conveyancing solicitor in Swaffham

There are many registered licenced Conveyancers in Swaffham and Solicitor partnerships in Swaffham who can assist with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

The formalities of my purchase has taken place for my property in Swaffham. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I had an offer accepted on a property in Swaffham on 17/10/2025, valuation was booked 2 days later, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Are there restrictive covenants that are commonly picked up during conveyancing in Swaffham?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Swaffham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing my first flat in Swaffham with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not reveal to my lawyer about this side-deal as it may affect my mortgage with Platform Home Loans Ltd. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 decided to have a survey done on a property in Swaffham prior to appointing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor advised that some banks will not give a loan on a flying freehold property.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Swaffham. Conveyancing will be smoother if you use a solicitor in Swaffham especially if they regularly deal with such properties in Swaffham.