Residential Property
Residential Property Law Made Simple
At Orchard Law, we focus on making residential property law straightforward and accessible. We explain each stage clearly to our clients, manage risk carefully, and deal proactively with issues as they arise, so you can move forward with confidence.
Whether you’re a first-time buyer or an experienced property owner, our approach is practical, transparent, and tailored to your situation.
What We Can Help With
Our residential property services cover a wide range of matters, including buying and selling property, shared ownership purchases, remortgages, transfers of equity, and the swearing or witnessing of legal documents.
Buying & Selling
Moving home is one of life’s biggest decisions, and the legal process doesn’t need to add unnecessary stress. An experienced, calm conveyancer can make all the difference. We provide clear, impartial advice from the outset, guiding you through every legal and technical detail right through to completion, and beyond if needed.
For buyers, we manage the transaction carefully to ensure everything is in place for your moving date. From advising on the right type of survey to explaining deposits, mortgage conditions, stamp duty and any leasehold costs, we make sure you understand the full financial and legal picture before you proceed.
For sellers, we handle all required documentation, maintain regular contact with the buyer’s solicitor, and work proactively to keep the transaction moving. We can also advise on estate agent agreements and fees, oversee the signing of deeds, and remain involved until the matter is fully settled.
Shared Ownership Purchases
Shared ownership is a popular route onto the property ladder, particularly for first-time buyers. While the process is similar to buying a leasehold property, shared ownership transactions involve additional rules and obligations that must be clearly understood before proceeding. We have extensive experience in shared ownership conveyancing, providing clear, upfront advice to help you understand the implications, the process, and your options.
Transfer of Equity
Property owners may need to change the legal ownership of a property for many reasons, including marriage, separation, divorce, or tax planning. While a transfer of equity can appear straightforward, it often involves complex legal and financial considerations, particularly where a mortgage is in place. We provide clear, practical advice throughout the process, whether the transfer involves retaining an existing mortgage (subject to lender consent) or combining the transfer with a remortgage to secure more favourable terms. Our role is to manage lender requirements, prepare the necessary documentation, and ensure the transfer is completed smoothly, protecting all parties involved.
Remortgaging
When you remortgage, a licensed conveyancer or solicitor is required to handle the legal work involved. Your lender allows you to choose who represents you, and that choice can have a real impact on how smoothly and efficiently the process runs. At Orchard Law, we manage remortgages with speed, accuracy and clear communication, using modern case-management systems to keep your transaction on track while delivering a cost-effective, reliable service from start to finish.
Swearing of Documents
Certain legal documents must be sworn on oath before they can be used for official purposes, such as affidavits or statutory declarations. This must be done in the presence of an authorised individual, such as a solicitor or Commissioner for Oaths, who is independent from the preparation of the document. Orchard Law provides a straightforward, professional service for the swearing of documents. We ensure the process is handled correctly and independently, in line with legal requirements, giving you confidence that your documents are properly executed and ready for use.
Our Process
We follow a structured, clear process designed to keep your transaction moving and keep you informed at every stage.
Getting Started
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Checks & Searches
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Exchange
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Completion
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Secure your property with confidence - speak to our legal experts today.
Whether you’re navigating a property transaction, planning ahead, or need trusted legal advice, we’re here to help. Looking for clear answers and consistent legal support? Talk to our team.
Why Choose Orchard Law
Choosing the right legal team can make a significant difference to your property experience. Our clients trust us to deliver reliable advice and consistent support throughout their transaction.
Clear, Jargon-Free Advice
We communicate legal processes in plain English, so you always understand your position.
Experienced Property Specialists
Property law is our core focus, allowing us to anticipate potential issues and manage transactions efficiently.
Personal Service, Every Time
You’ll work with a knowledgeable, approachable team who take responsibility for your matter from start to finish.
Efficient & Reliable Process
We work proactively, respond promptly, and prioritise progress, keeping your transaction on track.
Frequently Asked Questions
We’ve answered some of the most common questions about residential property transactions to help you understand the process and know what to expect.
How do I instruct you to act for me?
Please request a quote now, you will need to sign and return the forms we send you in order to instruct us. These are; Client Information Form, Terms of Engagement, ID Form.
I don't live near your office, can you still act for me?
Yes, We can still act for you, wherever you live, even outside of the UK (provided the property we are dealing with is within England and Wales). There is no need to take time out to attend meetings as we will deal with your transaction using post, email and telephone as appropriate.
Do you need any money upfront?
Yes, in the case of a Sale we shall need £350.00 payable by Bank Transfer (please ask for details) or by card on the telephone. In a purchase transaction we shall require £450.00 on account of searches. These monies are deducted from the balance required to complete near the end of the transaction.
- in the case of a Leasehold Sale, we shall have to apply for a ‘Leasehold Management Pack’ from your Landlord’s Managing Agent. To do this we shall require these funds on account*, please let us have these monies promptly when requested to avoid any delays in providing the information to your buyer’s Solicitor.
*The precise amount for a ‘Management Pack’ varies and so we only will know this upon enquiry of the Management Company during the start of your transaction.
But I can find online conveyancing sites cheaper!
Yes, you will find many sites offering very cheap conveyancing from £99. However, what a lot of people do not realise, often until it is too late, is that there are usually a lot of hidden extras which will soon bump up the price. Also, in some cases, you may be dealing with unqualified persons.
Our quotes are highly competitive and you can rest assured that your matter is being dealt with by a Qualified Person. You can always reach the person dealing with your file, either by phone or email. If that person is busy leave a message and they will call you back.
We offer a personal service which is not necessarily the cheapest but which is, we think, the best. Remember, in Conveyancing, as in Life, generally, you tend to get what you pay for!
How long does it take from a sale agreed to completion?
As every transaction is different it is impossible to give an exact timeframe, however an average transaction usually takes between 6-8 weeks. Some cash transactions can be completed very quickly where full cooperation is given by the other parties conveyancer.
I need to complete as quickly as possible - can you help?
We know that some property transfers need to happen more quickly than the average 6-8 week timeframe. If you let us know from the outset, our Orchard Law team can pull out all the stops to complete in a couple of weeks (subject to receipt of mortgage offer). Providing that the other parties are equally as motivated, we can usually work with our clients to meet their deadlines.
When do I need to arrange Buildings Insurance?
Unless the building insurance is being arranged by your mortgage lender or it is a leasehold property and insurance is put in place by the freeholder, you must ensure that the property is insured from exchange of contracts. Houses should be insured not necessarily for the price paid, but for the estimated cost of rebuilding which will be estimated by your valuer – this figure can usually be found in your valuation report or mortgage offer.
How much Deposit do I need to pay?
On exchange of contracts you will need to pay a deposit of 10% or less to the Sellers Solicitors as part payment of the purchase price. If you decide to pull out of the transaction between exchange and completion then the Seller has a right to keep whatever deposit you have paid. If less than 10% they may sue you for the balance up to 10% and then sell the property to someone else. If you are selling and buying then we can use your buyers deposit as the deposit on your purchase so you will not have to raise your own deposit.
I am selling to a family member. Do I still need a Licensed Conveyancer?
Yes, you do still need the services of a conveyancing professional such as a Licensed Conveyancer, even if you are selling to a family member.
I have inherited a property. What do I need to do next?
If you have inherited a property then contact us to arrange for the formal transfer documents to be prepared. Inheriting a property can be complicated, especially if it has been left to more than one person, so the services of a Licensed Conveyancer would be useful.
What are Disbursements?
Simply put this means items that we, the Conveyancer, must pay to other persons on your behalf. Typically these are Stamp Duty, Land Registry Fees and Searches.
What searches do I need?
You will no doubt have heard of conveyancing searches but may wonder what is involved. Searches are so called because they involve a search of a set of records relating to a certain property or area which are held by the Local Authority and various other Authorities. All the searches listed below are this type of paper-based search, involving no physical inspection of the property:- Local Authority Search, Drainage and Water Search, Environmental Search, Plansearch, Chancelcheck, Land Charges Search, Bankruptcy Search, Official Search.