Self Service vs Solicitor Supported Property Transfer | Property Swift

Changing the registered ownership of a property can happen for many reasons. You may want to add a spouse or partner, remove an existing owner, or transfer an interest in a property to a family member.

Whatever the reason, changing registered ownership involves an application to HM Land Registry.

If you are considering Property Swift, there are two service options for eligible property transfers in England and Wales:

• Self Service Property Transfer Service
• Property Transfer Service – Solicitor Supported

The main difference is straightforward.

With the Self Service Property Transfer Service, you complete, sign and submit your own application to HM Land Registry.

With Solicitor Supported, an independent regulated solicitor or conveyancer is involved in the relevant professional stages, including the required video identity verification and relevant legal activities within their role. Property Swift provides administrative support around the process.

Property Swift is not a law firm, solicitor or conveyancer and does not provide legal advice or carry out reserved legal activities.

Understanding these responsibilities before you start can help you decide which service best matches how you want to manage your property transfer.

What Is a Self Service Property Transfer?

Property Swift's Self Service Property Transfer Service is designed for customers who want to complete and manage their own HM Land Registry application while receiving information and administrative support from Property Swift.

Under Self Service, you complete the application yourself using information relevant to your circumstances.

You are responsible for checking the information you enter, signing the required documents and submitting your completed application directly to HM Land Registry.

Property Swift provides information about the service and administrative support during the process, but responsibility for the application remains with you.

What Does Property Swift Do Under Self Service?

Property Swift's role is administrative.

As part of the Self Service option, Property Swift:

• Provides information about the service and process
• Provides administrative support
• Helps customers understand the administrative stages of the service
• Supports customers with service-related administrative queries

Property Swift does not complete the application for you.

It also does not determine what information you should provide based on legal considerations, decide whether a proposed transfer is legally suitable for you, or advise you about the legal effect of changing property ownership.

Property Swift does not provide legal, conveyancing, tax or financial advice.

What Are You Responsible For?

With Self Service, responsibility for completing the HM Land Registry application remains with you.

You are responsible for:

• Providing and entering the required information
• Completing your own application
• Checking that the information is accurate
• Reviewing the completed application before signing
• Signing the required documents
• Submitting your completed application to HM Land Registry

You should make sure you understand the information you are providing and the documents you are signing.

If you are uncertain about the legal effect of a proposed property transfer or require advice specific to your circumstances, you should obtain independent legal advice before proceeding.

Who Is Self Service Best Suited To?

Self Service may suit you if you:

• Are comfortable completing your own HM Land Registry application
• Want information and administrative support during the process
• Are comfortable checking the information yourself
• Are prepared to review and sign the required documents
• Are comfortable submitting your completed application directly to HM Land Registry
• Understand that Property Swift does not provide legal advice or legal representation

For someone comfortable with those responsibilities, Self Service provides a structured administrative route without appointing Property Swift as a legal representative.

What Is a Solicitor Supported Property Transfer?

Property Swift's Property Transfer Service - Solicitor Supported is designed for customers who want an independent regulated solicitor or conveyancer involved in the relevant professional stages of the property transfer.

The distinction between Property Swift and the regulated professional is important.

Property Swift continues to provide administrative support.

The independent regulated solicitor or conveyancer conducts the required video identity verification and carries out relevant legal activities within their professional role.

Where reserved legal activities are required as part of their role, they are carried out by the independent regulated professional, not Property Swift.

What Does the Independent Solicitor or Conveyancer Do?

Their role includes:

• Conducting the required video identity verification
• Carrying out relevant legal activities within their professional role
• Carrying out reserved legal activities where these are required as part of their professional role

The independent solicitor or conveyancer is responsible for the professional work and legal activities they carry out.

What Is Property Swift's Role?

Property Swift provides the administrative support surrounding the process.

It does not:

• Provide legal advice
• Act as your solicitor
• Act as your legal representative
• Carry out reserved legal activities
• Provide tax or financial advice

This separation means you receive Property Swift's administrative service while the relevant legal activities are carried out independently by a regulated solicitor or conveyancer.

Who Is Solicitor Supported Best Suited To?

You may prefer the Solicitor Supported service if you:

• Want an independent regulated solicitor or conveyancer involved in the relevant professional stages
• Want the required video identity verification conducted by an independent regulated professional
• Want relevant legal activities carried out by an independent regulated solicitor or conveyancer
• Prefer administrative support alongside independent regulated professional involvement

This is different from appointing Property Swift as your solicitor. Property Swift remains the administrative service provider.

Self Service vs Solicitor Supported Property Transfer: What's the Difference?

Here is the practical difference between the two Property Swift services:

The biggest practical difference is therefore who is involved and what you are responsible for.

Which Property Transfer Service Should I Choose?

There is no single answer for every property owner.

Instead, consider the responsibilities attached to each service.

Self Service may be suitable when:

If you are comfortable completing your own application, checking the information, signing the required documents and submitting the application directly to HM Land Registry.

You also understand that Property Swift's role is administrative and that it will not advise you on the legal effect or suitability of your proposed transfer.

Solicitor Supported may be suitable when:

You want an independent regulated solicitor or conveyancer involved in the relevant professional stages, including video identity verification and relevant legal activities within their role.

Property Swift remains responsible for its administrative role, while the independent regulated professional remains responsible for the professional work they carry out.

If you are uncertain about which option is appropriate because of the legal effect of your proposed ownership change, that is a matter on which independent legal advice may be appropriate.

Can I Transfer a Property With an Existing Mortgage?

Property Swift's property transfer services are not available where the property has an existing mortgage.

A mortgage can affect what is possible when changing registered ownership and may involve requirements from the lender.

If your property has an existing mortgage, contact your lender and consider obtaining appropriate independent professional advice before attempting to change the registered ownership.

When Might Independent Legal Advice Be Appropriate?

An administrative property transfer service will not be suitable for every circumstance.

You should consider obtaining independent legal advice where you do not understand the legal effect of the proposed transfer or where your circumstances require advice beyond an administrative service.

Examples can include situations involving:

• A disagreement between owners
• Certain trust arrangements
• Particular restrictions affecting the title
• Uncertainty about the legal consequences of changing ownership

These examples are not exhaustive.

Property Swift does not assess these matters for you or provide legal advice about their effect.

Common Property Transfer Scenarios

Understanding the service options can be easier when looking at typical reasons why registered ownership may change.

These examples are for general information only. They are not recommendations about which service you should choose.

Adding a Spouse or Partner to a Property

An existing owner may decide to add a spouse or partner to the registered ownership of a mortgage-free property.

Under Self Service, you complete the application yourself, review the information, sign the required documents and submit your completed application to HM Land Registry. Property Swift provides information and administrative support.

If you prefer an independent regulated solicitor or conveyancer to be involved in the relevant professional stages and legal activities, you may instead consider Solicitor Supported Property Transfer.

Removing Someone From Property Ownership

There are circumstances where the registered ownership needs to be updated to remove an existing owner.

Where you are comfortable taking responsibility for reviewing, signing and submitting your application, Self Service may be an option.

Where you prefer independent regulated professional involvement in the relevant legal activities, Solicitor Supported may be more appropriate.

If the owners disagree about the proposed change, independent legal advice should be considered.

Gifting Property to a Family Member

A property owner may decide to transfer some or all of an interest in a mortgage-free property to a family member.

However, gifting property can have legal, tax and financial consequences.

Property Swift does not advise on those consequences.

Before proceeding, consider obtaining advice from an appropriately qualified independent professional if you are uncertain about the legal, tax or financial effect of the proposed transfer.

Frequently Asked Questions

Does Property Swift provide legal advice?

No. Property Swift provides administrative support and information about its services and process.

Property Swift is not a law firm, solicitor or conveyancer. It does not act as your legal representative or carry out reserved legal activities.

Do I submit my own HM Land Registry application with Self Service?

Yes. Under Self Service, you are responsible for submitting your completed application to HM Land Registry.

Before submitting it, you must review the completed documents, confirm the information and sign where required.

What does the solicitor or conveyancer do under Solicitor Supported?

An independent regulated solicitor or conveyancer conducts the required video identity verification and carries out relevant legal activities within their professional role.

Where reserved legal activities are required as part of their role, they are carried out by that independent regulated professional rather than Property Swift.

Does Property Swift become my solicitor with Solicitor Supported?

No. Property Swift remains an administrative service provider.

The solicitor or conveyancer involved through the Solicitor Supported service is an independent regulated professional responsible for the professional work and legal activities they carry out.

Can I use either Property Swift service if my property has a mortgage?

No. Property Swift's property transfer services are not available where the property has an existing mortgage.

If your property is mortgaged, contact your lender and consider obtaining appropriate independent professional advice.

Can I change from Self Service to Solicitor Supported?

If your requirements change after starting, contact Property Swift to find out what options are available.

What is possible may depend on your circumstances and the stage your application has reached.

Explore Property Swift's Property Transfer Services

If you are comfortable taking responsibility for reviewing, signing and submitting your own HM Land Registry application, explore the Self Service Property Transfer Service.

If you prefer an independent regulated solicitor or conveyancer to be involved in the relevant professional stages, explore the Property Transfer Service - Solicitor Supported.

For information about what is included in either service