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  • Overview

    Residential Conveyancing Solicitors

    Buying or selling a home can be the largest investment you make; therefore you want to make sure you get expert property advice and the best value for money.  At Thomson Snell & Passmore we seek to give you peace of mind by ensuring you have your own dedicated lawyer and that the transaction runs as smoothly and quickly as possible. 

    Scroll past the map to view our fees, timescales and the stages involved in buying or selling a property.

    Please note from 1 July to 30 September 2021 SDLT will not be payable on the first £250,000 of your purchase price. It is difficult to advise with any accuracy how long a transaction may take around this time as much will depend on factors outside of our control including the easing of lockdown restrictions and if the Government have to make any changes to their proposed plans. We will however keep our clients updated during the course of their transaction.   

    How we can help you

    With a broad range of property conveyancing legal know-how we provide an efficient, personal and informative service to our clients in the following areas:

    • Freehold and leasehold – sales, purchases, mortgages and re-mortgages
    • High value properties (including large country homes and prestigious London properties)
    • Listed buildings
    • Holiday homes and investment properties
    • First time buyers
    • Executor and attorney sales
    • Court of Protection sales and purchases
    • New-builds
    • Lease extensions and lease enfranchisement
    • Matrimonial and probate transfers
    • First registrations of title with the Land Registry.

    Why choose Thomson Snell & Passmore?

    • 98% of our clients rate our service as ‘excellent’. If you have been referred to us by an agent it is because they are an advocate of our expertise and client care.  84% of our work comes from existing happy clients or is referred to us by an agent 
    • Our local knowledge and strong networks with agents ensures your property transaction proceeds as efficiently as possible. We are on all of the major lenders’ panels and do not receive or pay referral fees 
    • Our market leading team of ten experienced conveyancing lawyers specialise in dealing with the sale and purchase of all types of residential property. We are one of the largest and most experienced residential conveyancing teams in Kent and the South East, with offices in Tunbridge Wells and Dartford. Because of the level of service we provide and the quality of work, the team have been recognised in the Chambers HNW Guide for Real Estate with Rebecca Swain and Claire Josef being ranked as leading individuals
    • We offer direct contact with the same lawyer (via telephone and email) throughout your transaction. In the event of any absence, our residential conveyancing team is structured to ensure that your transaction will be looked after by another lawyer, without a reduction in our level of service. We can provide peace of mind by offering searches that check for any future development proposed near your property.  The standard searches we propose reveal details of planning permissions granted on properties nearby
    • All of  our searches and correspondence with the Land Registry are conducted online, for speed and to keep costs down 
    • We are committed to full transparency on fees and giving our clients meaningful choice as to the basis on which they wish to proceed.  We ensure that clients are kept fully up to date on costs as the matter progresses
    • Our clients can also benefit from our strong network of lawyers who can provide additional advice on all aspects of your property transaction, including wills, trusts and tax planning, dispute resolution, family law and lease enfranchisement. 

    The pin map below identifies where in the UK our recent clients are based. This has been created using data from The Conveyancing Map supplied by the TM Group.



    We appreciate that costs quickly mount when buying or selling a property. With this in mind, we offer a comprehensive range of fixed fee services aimed at keeping legal costs to an absolute minimum. To view a full summary of what is, and is not, included in our fees click on the links for a sale, purchase or a mortgage/re-mortgage. 

    Our fee proposal will be based on a full understanding of your needs, once we have taken into account the actual features of the matter and know what is important to you.   Matters that can affect the fees include time sensitivity, leases, new-builds, private drainage, Listed Buildings, complex and/or multiple titles, complex financing arrangements, third party involvement, major building works or plans and tenanted properties; as well as those items identified in the summary of work referred to above.

    The tables below provide an average fixed fee range for the type of transaction referred to.  It assumes that the work is within our standard scope of work and has no unexpected complications or high priority. If there are any unexpected complications or items that are outside of our initial scope we will inform you as soon as we become aware and will discuss the potential consequences, before any additional charges are incurred.  VAT will apply to these fees.


    Value            Freehold        Leasehold/Newbuild
    Up to £500,000 £900 - £1,500 £1,200-  £2,000
    £500,000-£1m £1,500 - £2,000 £2,000 - £3,000
    £1m - £2m £2,000 - £3,000 £3,000 - £4,000
    £2m - £3m £3,000 - £4,000 £4,000 - £5,000
    Above £3m £4,000 plus £5,000 plus


    Value            Freehold        Leasehold/Newbuild
    Up to £500,000 £1,000 - £1,500 £1,500 - £2,500
    £500,000-£1m £2,000 - £2,750 £2,500 - £3,250
    £1m - £2m £2,750 - £3,500 £3,250 - £4,500
    £2m - £3m £3,500 - £4,500 £4,500 - £5,500
    Above £3m £4,500 plus £5,500 plus


    Mortgage/Re-mortgages (excluding Equity Release)

    Value            Freehold        Leasehold/Newbuild
    Up to £500,000 £800 £1,200
    £500,000-£1m £1,200 £1,500
    £1m - £2m £1,200 plus £1,500 plus


    Additional fees and disbursements 

    Disbursements are costs related to your matter that are payable to third parties, such as those listed below. We handle payment of the disbursements on your behalf to ensure a smoother process. 

    • Search fees (for purchases and re-mortgages): £300 - £500 approx. (including VAT)
    • HM Land Registry fee: For purchases, please use this link to view: the Land Registry’s fee scale 1.   For sales, the Land Registry fees are usually less than £20 (incl. VAT) (depending on the number of copy documents we have to obtain at £3 +VAT per document).  For mortgages and re-mortgages these are usually up to £20 (incl. VAT) for obtaining copy title documents.  In addition there will be a registration fee based on the value of the new mortgage. Please use this link to view: the Land Registry’s fee scale 2 
    • Stamp Duty Land Tax (for purchases and some transfers ) Please use this link to use: HMRC’s SDLT calculator.  We will also advise you on basic SDLT liability.  For more complex transactions, additional charges for advice may apply
    • Managing agents fees (for sales, purchases and mortgages/re-mortgages).  These vary and are stipulated by the Landlord and/or managing agents.  They are generally unavoidable and non-negotiable.  The costs are incurred for obtaining ground rent, service charge and management information, consents to sell, details of major works, notifications of changes to ownership and lenders and transferring shares in management companies among other things
    • Electronic money transfer fee £30 +VAT per CHAPS transfer e.g. sending money on completion.   

    How long will the transaction take?

    The time from your offer being accepted until you can move in, will depend on a number of factors, including the size of the chain. Assuming there is no chain it typically takes between 4 – 6 weeks from when a solicitor receives/sends the contract pack. When you are part of a chain, due to factors beyond our control, it will typically take a minimum of 8 weeks.   Mortgage offers, delayed searches, management packs and information from third parties are all factors that can influence the time a transaction takes.

    Stages of the process

    Our infographic clearly shows the entire sale and purchase process, what we do and what to expect from each stage. Which can be found here: Buying and selling a property - the legal process.

    Who will work on my matter?

    All work is supervised by the Head of Department, or a senior, fully qualified member of the team who also has supervisory authority. If you instruct us we will advise you as soon as possible who will be working on your matter and who the supervisor is. 
    See the bottom of the page for details of the team who may work on your matter. 

    Get in touch

    Contact us on 01892 510 000 or email us to discuss your requirements.

    Alternatively, you can read our frequently asked questions on conveyancing related legal matters here; FAQ - Residential Conveyancing


  • Related Client Stories

    The sale of multiple properties included in an Estate following complicated Probate

    As a firm we were instructed to administer the estate of a widow who also held trust property from the estate of her Late husband. Each estate had different interests in the property and different beneficiaries.

    Purchase of a property on a private road with no legal right of way

    The clients were purchasing their dream family home in order to be close to family. As such, they were set on purchasing the particular property in question.

    Part gift and part sale of a substantial countryside property

    The Conveyancing team worked closely with the Private Client and Employment departments, to provide a full and efficient service for the client. 

    Sale of a Grade I listed property with prior substantial renovations

    Selling a listed property can be a difficult task. There are extra controls over what changes can be made to a building and most work will require Listed Building Consent.

    Purchase of substantial country property with multiple dwellings and additional land

    The property was sold in excess of £3.5 million with a separate cottage in the grounds and additional land. To complicate matters, the property had previously been affected by Japanese Knotweed.

    Sale of high value London property undergoing substantial works cut short following death of Proprietor

    The proprietor’s Estate took the difficult decision to sell the London property worth in excess of £3.5 million. 

    Part Exchange transactional purchase of a new build property from a Developer

    This was the purchase of a newly built property in Broadstairs as part of a Part Exchange transaction with the Developer.

    Sale of a holiday let with the benefit of existing bookings

    The client was selling a holiday let with the benefit of existing bookings for a value exceeding £4.5 million.

    Executor sale of a premium London leasehold property

    This was an executor sale of a leasehold flat in Central London. Our Private Client team were also instructed to deal with the administration of the estate.

    Application for Certificate of Lawful Use in preparation for sale of residential home

    The clients, owners of a former warehouse in central London, now used as an open plan stylish, converted apartment, required formal regularisation of a historic planning condition imposed over 20 years ago providing for a live/work use of the apartment.

    What happens to a residential conveyancing chain when one of the parties dies

    This case study demonstrates the expertise of our Residential Conveyancing team who recently acted for a client buying their first property, when the vendor unfortunately died 4 days before they were due to complete. 

    Purchase of property completed within 2 weeks

    We were instructed by our clients in the purchase of a high value property.

    Purchase of prestigious duplex apartment in London

    We were involved in the sale and purchase of two multimillion pound properties in London.

    Sale and purchase of multimillion pound properties and assistance with high value property portfolio

    We were instructed to act on the sale and purchase of two multimillion pound properties.

    Selling a property in the UK to aid a family move to Canada

    Claire was instructed on behalf of Mr & Mrs A in connection with their sale of their family home. They and their two children were emigrating to Canada to be with family. We were instructed in the July but the initial buyer was unable to sell their own property so the chain was not complete until September.

    Residential Conveyancing - Quick turnaround for international client

    With the aid of the Buyers Solicitors we completed the whole transaction from instruction to the move date within 13 working days.   Basically – the management pack is the leasehold enquiries from the Freeholder which are needed for every lease transaction. The sellers pay for this and we order it on their behalf. Usually the freeholder or management company take several weeks to obtain this but we were able to expedite the process on this occasion.

    Buying a second property and transferring to a buy-to-let mortgage

    We were instructed by a client to act on a purchase being funded by a re-mortgage of an existing property at very short notice.

    'Land locked' in North London

    Claire Josef, of our residential conveyancing team, dealt with the sale of a residential property in North London where the garden land had been retained under a lock out agreement to a Developer.

    Negotiating terms of lease for prestigious Knightsbridge apartment

    One of our clients wanted some help with the purchase of an apartment in the Knightsbridge area next to a very well known Department Store. 

    When your buyer fails to complete

    This case study demonstrates the expertise of our Residential Conveyancing team who recently acted for a client whose property sale did not proceed to completion after contracts have been exchanged.

  • Latest Updates

    Spring Budget 2021: Our thoughts on the extension to the Stamp Duty holiday

    The Chancellor today announced in his Budget that the Stamp Duty holiday that has been due to come to an end on the 31 March, will now be extended for three months, to finish on the 30 June.

    Important Information – Temporary Reduced SDLT Rates 31 March 2021 deadline

    We have seen a large increase in interest in property transactions which, coupled with COVID-19 restrictions and lockdowns it is greatly impacting on the amount of time it is taking for us to receive mortgage offers, surveys/valuations, responses to enquiries and search results. We are seeing transactions take anywhere between 3-5 months (although each transaction will vary).

    Rural land and property - what to consider

    More people are looking to buy property and land in the rural areas of Britain. There are a number of issues to consider, in addition to the normal conveyancing checks, when buying any type of rural property. These are just a few.

    Next generation family and estate planning

    At Thomson Snell & Passmore, we have been here for you since 1570, and are here for all lifetime events on the Private Client side of our business that we can support you with.

    Thomson Snell & Passmore responds to the Chancellor’s Summer Statement

    Thomson Snell & Passmore sees demand for conveyancing soar as lockdown lifted

    Leading South East law firm Thomson Snell & Passmore’s residential conveyancing team has seen a huge increase in activity in the month since the property market fully re-opened on 13 May.

    Here for you – during COVID-19

    COVID-19 and the residential property market: your questions answered

    Government advice on buying and selling houses

    COVID-19: Understanding the impact on the property market

    The Budget: Our thoughts

    Leasehold Reform: Premiums for Lease Extension and Enfranchisement

    On 9 January 2020, the Law Commission published its report on the options for reducing the costs payable by leaseholders extending their leases or purchasing the freeholds of their properties.


    The problem of fly-tipping has been around for centuries.  With the progression of an industrial and consumer-led society, we have found that our need for waste disposal services has increased exponentially to a point which is becoming more and more difficult to satisfy.

    All property data will be held in one place

    All property data will be held in one place – and it will become quicker and cheaper to obtain property.

    The downsizing decision

    There will always be advantages and disadvantages of downsizing your home. But if you are considering moving to a smaller property then we recommend doing it before you have to. No move will be without its pressures, but being in control of the process and the timescale around buying and selling, can make it a lot easier.  

    London Residential Conveyancing Market - Where are we now?

    In our experience (mainly covering South East, including London) we have not seen a massive Brexit impact.  We have seen a few transactions fall through that can be directly linked to the uncertainty in the market pending Brexit.

    Stamp Duty Land Tax - first time buyer’s relief

    Whilst the current Stamp Duty Land Tax threshold is £125,000 for residential properties, there are different rules if you’re buying your first home in the Government’s attempt to help people get on the property ladder.  

    Help to Buy ISA

    The Government introduced the Help to Buy ISA on 1 December 2015. The aim was to assist first time buyers in making the expensive leap onto the housing ladder.

    The £250 ground rent issue

    The ground rent payable on a leasehold property has started to cause concern amongst lenders and property professionals.

    Preparing for your move

    FAQ: Frequently asked questions from across the practice

    Every month we answer frequently asked questions from across the practice and bring them together to help bring clarity to your legal needs. Each of the sections below lead off to a more comprehensive bank of information.

    The government's manifesto - reforming and modernising conveyancing

    The government’s manifesto committed to reforming and modernising the conveyancing process.

    FAQ: Tax Planning

    Q. We want to help our 20 year old daughter buy her first flat, but we’re worried about putting such a valuable asset directly in her name. Is there anything we can do to protect the property until she’s a bit older?

    FAQ: Residential Conveyancing

    Frequently asked Q&A's

    The legal week in 60 seconds

    The Solicitors Journal reports on Thomson Snell & Passmore's recent significant promotions within the firm.

    Top 25 UK Law Firm

    We are pleased to receive, for another year, the accolade from eprivateclient of being listed as one of the Top 25 Law Firms in the UK.

  • Insights

Newsletter sign up

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We respect your privacy and want news to be relevant. To either, click here or update your preferences by emailing us at Your personal data shall be treated in accordance with our & .

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By submitting an enquiry through 'get in touch' your data will only be used to contact you regarding your enquiry. If you would like to receive newsletters from Thomson Snell & Passmore please use the separate form below.

Claire always keeps us fully updated with all aspects of the purchase. The information we received was exceptional and Claire was always on hand to assist. She was very helpful and we could not fault the level of service we received from her.  


Alastair was very helpful indeed, again. When we see the quality of some of the other solicitors, we realise how good he is. We have recommended Alastair in the past to family, friends and also work colleagues in London, and will continue to do so.


I wanted to thank you for the excellent service we received from you and Thomson Snell & Passmore during the sale of our flat. You were at all times professional, thorough and persistent, and managed to keep the momentum going, resulting in a very swift sale, which was a great result. We will happily recommend you to any friends and family who are looking for legal advice.


You’ve been brilliant on this Rebecca, thank you! My vendors were really impressed with you on this and have already said they’ll be using you, as and when they move again!  

Estate Agent

The whole process was completed very professionally; Kim is an excellent solicitor, and I would absolutely recommend her. She identified issues in our purchase that previous conveyors had not spotted.  


Rachel was clearly an expert in her field. She did everything required in the timescale requested, which was very tight. She queried and negotiated, on our behalf, aspects of the purchase / lease which we had no idea required querying. Communication was excellent.


"They understand the intricacies of higher-end properties," remarks one source. Another interviewee says: "They are extremely good - they have a very strong team. Technically, it is a consistently high skill level, you get a consistent level of service." 

Chambers High Net Worth 2018

Very difficult transaction context. My lawyer was efficient, communicated very well, was thorough and helpful throughout. Juggled the detail of achieving contract exchange and completion in the face of the practical working difficulties caused by coronavirus and the complications of problems created by parties to the chain below.


Alastair has been extremely helpful throughout the whole process. He has constantly kept us up to date on the latest movement from our case and had advised us on the next steps well in advance of when required. Alastair went above and beyond chasing the sellers solicitors and eventually getting us over line even throughout these difficult times. Cannot thank him enough.


I personally think that the team are one of the best in our area.

Chambers High Net Worth

I have always found the team to be extremely helpful.

Chambers High Net Worth

A first class firm - London quality expertise and service locally.


Clear quick and concise advice with no ambiguity. We conducted a purchase of a fairly high value property, which involved bridging and liaison with bankers and insurance companies. We then instructed Rebecca to oversee the sale of our previous house and this too was conducted impeccably.


I have spent a career in wealth management for very high net worth clients and it is amazing how few senior people are directly accessible to their clients by phone. I very rarely found that I could not reach her by telephone almost immediately. When I did get through to her, she was immediately on the ball in terms of the minute specifics of my conveyancing situation and could summon any document to her screen in a matter of moments. Clearly she is a highly efficient operator and showed no outward evidence of stress despite our house sale coinciding with the expected end of Stamp Duty Holiday and thus the busiest period for exchange and completion in living memory.

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