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Conveyancing Solicitors

Lambert Pugh LLP are a specialist conveyancing law firm and aim to provide easy access to the frequently asked questions we get about conveyancing.

We have a vast amount of experience dealing with thousands of transactions just like yours every year.

Frequently Asked Questions

There are lots of frequently asked questions about conveyancing that we get, even from people have bought and sold property many times before. Find the answers to the most frequently asked questions here.

This is by far one of the most frequently asked questions. In most cases the conveyancing process for the purchase of a home can take between eight and twelve weeks. These time frames can and will alter depending on the circumstances that surround the purchase.

There can be many unknowns associated with conveyancing and this makes it particularly hard for a Solicitor to pinpoint an exact time and date for the house purchase to complete.

The team at Lambert Pugh will endeavour to ensure there are no unnecessary delays to the process and if there is, they guarantee to keep you informed of any such development with their transaction.

As soon as you have had an offer accepted on your property you are ready to appoint a Solicitor.

Usually not. There are certain rules in place that prevent the buyer and seller appointing the same Solicitor. This is because of what is known as a ‘conflict of interest’.

There are exceptions but if you are marketing the property you will require an EPC.

Your Solicitor will be able to advise you on the implications but there are 2 ways in which a property can be held. You can hold as tenants in common which is where you hold a share of the property, say 50%, and upon the death of that person he or she can pass it to another person. The other method by which one can hold a property is beneficial joint tenants. This is where a property is held jointly. Upon the death of one of them the other automatically becomes the owner.

Alternatively a Deed of Trust can be drawn up setting out the terms on which you hold the property. We are able to advise you on this and prepare the Deed for your approval.

This is another one of the most frequently asked questions that we get asked. In most cases, the process is no different than using a local solicitor. Everything can now be dealt with by post, e mail and telephone. The process has changed over the last 15 or so years enabling you to appoint a Solicitor with whom you have no face to face contact.

A disbursement is a payment in relation to the process and is payable to a third party. For example, if you are buying a land registry fee will need to be paid to the land registry. This is their fee for registering the property.

More information can be found on our conveyancing expenses page.

It is advisable to obtain a survey. If you are taking out a mortgage your lender may wish to procure one. It is worth checking what type of survey they will be completing as this may not be a full structural survey.

If you are taking out a mortgage your lender will require various searches to be purchased. These are usually a local search and a water & drainage search however, if you are buying in a coal or tin mining area an additional search would be required. There are other searches which may be relevant depending on the area in which you are buying. If you are not taking a mortgage to buy the property they are optional and it is therefore your choice as to whether you have them. We of course do strongly advise that they are purchased as they may reveal matters that will impact on your ownership of the property.

More information on searches can be found on our conveyancing expenses page.

If you are purchasing a property for over £125,000 then yes. How much you will have to pay will depend on how much you are paying for the property. Stamp Duty is worked out as a percentage of the property purchase price.

The rates of Stamp Duty payable on the property as as follows:

Property or lease premium or transfer value – SDLT Rate
Up to £125,000 – Zero
The next £125,000 (the portion from £125,001 to £250,000) – 2%
The next £675,000 (the portion from £250,001 to £925,000) – 5%
The next £575,000 (the portion from £925,001 to £1.5 million) – 10%
The remaining amount (the portion above £1.5 million) – 12%

If the property you are buying will not be the only property you own after completion, such as Buy to Let properties, then an additional 3% is payable on all purchases over £40,000.

For more information on Stamp Duty Land Tax, please see our conveyancing expenses page or visit the Governments guidance pages on Stamp Duty:

Exchange of contracts is when the date for completion is fixed. The process of exchanging contracts is usually a telephone call between both sets of Solicitors.

Completion is the date when the money transfers occur and the keys are given to the buyer. As with exchange of contracts you do not need to attend the Solicitor’s office.

Please don’t hesitate to contact our team to discuss any aspect of your conveyancing requirements, or complete our simple form to receive your FREE conveyancing quotation.

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“Ashley was a star. She was polite and efficient even when I was stressed and getting fraught over time/dates.”

Mr W & Ms V, Exeter

“Francesca was always very helpful when we phoned. Very professional and put into plain English what was going to happen with our move. Thank you.”

Mr & Mrs B, Felixstowe

“Extremely helpful, polite, clear and explained everything thoroughly. I have heard many horror stories about solicitors but I am please to say Lambert Pugh was not one of them. 

Miss D, County Durham

“This is the second time we have used Lambert Pugh, both times fantastic service”

Mr T, Norwich

“Tanya has been amazing from start to finish.”

Mr & Mrs S, Reading

“It’s been really easy and you all have been very helpful. Thank you for making this a smooth and easy transaction for our first time buying a house. “

Mr & Mrs S, North Walsham

“The service was brilliant. From the start Rachel explained everything very clearly and gave me realistic expectations regarding completion. Emails were responded to quickly and I was kept up-to-date at all stages. The fees were made very clear and there were no hidden costs. Really pleased by the level of service I received and would recommend to all my family and friends.”

Ms V, West Yorkshire

“I couldn’t ask for any more from the service and the care has been top notch!”

Mrs A, Preston

“I have found the service both professional and economical. I would definitely consider using again in the future. ”

Mr R & Ms D, Berkhamsted

“Dealt with Temby and Debbie and could not have had better service and got up to date info on a regular basis. Absolutely super! This was the 15th house purchase in the last 60 years and never had better service.”

Mr & Mrs R, Beccles

“Professional service throughout the whole process. Staff were quick to answer and efficient in general. It’s safe to say that we will use Lambert Pugh again!”

Mr & Mrs S, Radstock

“Cannot fault the service and would recommend.”

Mr M, Windsor

“A very professional and courteous service from start to finish. Many thanks!”

Mr H, Ramsgate

“[Ashley Roe was] Professional at all times and I would have no hesitation in using your services again or recommending you to others.”

Ms W, Chichester

“I found the service efficient, fast […] will definitely use again and have already recommended ”

Mr F, Hertfordshire

“Whenever we needed assistance they went above and beyond. Thank you so much for all your help and support.”

Mr M & Ms D, Dudley

“Really happy with service. So understanding”

Mr S, London

“Gina has made things really easy for us and was always happy to help when we were unsure of things.”

Ms J & Mr L, West Sussex

“I found Hakim to be polite, sometimes amusing and extremely efficient, I would certainly use him again. Thanks for a smooth transaction”

Ms P, Lincoln

“Great communication and quick turnaround on paperwork and questions.”

Mr L & Ms J, London

“Temby and Debbie were brilliant from start to finish, answered questions in a timely fashion and were always friendly and very helpful.  We would not hesitate to recommend Lambert Pugh. Thank you”

Mr & Mrs W, Bedfordshire

“Very happy with the service received.”

Mr R, London

“Colette, Fiona and Sara have been friendly, professional and helpful at every stage.”

Mr & Mrs C, Coventry

“A pleasure to deal with! Always friendly and very helpful.”

Mrs F, Norwich

“I cannot speak highly enough of Vikci as she kept me up to date and when I was getting despondent she kept me going. Easy to talk to and easy to understand.”

Mrs W, Llandudno

“Extremely satisfied, Karina provided a very efficient service through the case and instructed me with procedure details”

Mr H, Birmingham

“No Improvements needed!”

Mr & Mrs D, Great Yarmouth

“Our experience has been very positive and we don’t have anything we would have changed. All extremely polite and quick to respond to our needs. Thank you very much.

Ms W & Mr G, Norwich

“Temby and Debra were absolutely brilliant throughout the process. We were kept up to date with progress on a regular basis. We will have no hesitation in recommending Lambert Pugh to our family and friends. Thank you so much for an amazing service.”

Mr & Mrs C, Luton

“Karina has done an amazing job for us and we have been very impressed with her professionalism, courtesy and ability.”

Mr H, Essex

“I was absolutely unsure about using an Solicitor I found on the internet, however I have found the whole experience to have been handled professionally and with utmost competence. Thank you.”

Mrs B, Plymouth

“Katharine was most helpful and efficient. I would highly recommend your company and most certainly use again.”

Mrs W, Kent

“Justina was always incredibly efficient, pro-active and would return calls promptly.”

Mr & Mrs P, Andover

“I would 100% Recommend Lambert Pugh. Justina provided an excellent service”

Mrs H, Folkestone

“Karina is very professional and polite and I could rely on her for further information and clarification.”

Miss H, Chester

“The Purchase was made very easy by my Solicitor. When I needed to talk to someone, my call was answered quickly and efficiently. I was recommended to use Lambert Pugh and I will certainly be recommending them wherever I can.”

Ms F, Norwich

“This was our first ever house purchase and every question we had was answered clearly and quickly. Everyone says buying a house is stressful, but it wasn’t for us!”

Mr P & Miss P, Luton

“Ashley almost always picked up the phone herself, responded to emails and was a pleasure to deal with.”

Mr & Mrs H, Chelmsford

“Susie and her team have been fabulous. I am extremely pleased with the service. A quick finish became essential for our Vendors and Susie was able to complete in less than 7 weeks. Super Job, thank you!”

Mrs P, Skegness

“Our conveyancing team – Leela, Rebecca and Hakim – were exceptional.”

Ms M & Mr W, Hertford

“Thank you for all your work with the sale of our property”

Mr & Mrs H, Essex

“It was a very good experience from the team that took care of our purchase. We were kept up to date and had all our questions replied to in good time. I would have no hesitation to use Lambert Pugh again!”

Mr C, Altrincham

“Temby was extremely efficient throughout the whole process”

Miss D, Surrey

“We could not fault the service given to us. Well done and a very big thank you.”

Mr & Mrs I, Lincolnshire

“I Found Hakim and his team – Leela and Rebecca – friendly, knowledgeable and helpful. I had full confidence in them.”

Miss B, Leiston

“Katherine Chatters and Anita Williams have exceeded our expectations. Thank you so much for being so responsive and keeping communication lines open.”

Mr S & Ms S, Salisbury

“We were treated with patience and kindness throughout the purchase. ”

Mrs R, Merseyside

“I was really happy with the service and felt Jake really came through when it mattered. Excellent value and service.”

Mr H & Ms H, Bexleyheath

“Extremely happy all round with service.”

Miss G, Cheltenham

“Georgie, on behalf of Hakim, has been efficient and informative throughout. We shall be recommending you!”

Ms A & Mr G, Lewes

“Ellice has been superb from day one and has dealt with all my queries promptly and efficiently.”

Mr S, St Albans

“Really pleased with the service received. Justina Weeks was always available and replied to my queries promptly. Nothing could have improved the service.”

Mr & Mrs O, Norwich

“Always someone at the end of the phone to advise. Irina was excellent.”

Mr & Mrs W, Cornwall

“Quick to respond to any matters arising, and patient when I didn’t understand the terminology and put it into words I could understand.

Mr C, Milton Keynes

“Katharine was so thorough and thoughtful. A great asset.”

Ms R & Mr B, St Helens