Convenveyancing Questions

jjimbo320

1. What is the advantage of using a local solicitor? Please be specific - not 'he knows the local area'.. Im thinking of a online version.

2. What searches are actually required? I have had a lot of quotes and they seem to vary a lot mostly due to some omitting some of the searches. Clearly time is the factor which makes some cheaper than others. Which do i need to ensure i include to get everything correct and i covered fully?

3. Is there anywhere one can check if there have ever been an insurance claims on a property with relation to subsidence etc. Is there a search for this i need to specify.

Thanks in advance.

Cookie1988

jjimbo320 wrote: »

1. What is the advantage of using a local solicitor? Please be specific - not 'he knows the local area'.. Im thinking of a online version.

2. What searches are actually required? I have had a lot of quotes and they seem to vary a lot mostly due to some omitting some of the searches. Clearly time is the factor which makes some cheaper than others. Which do i need to ensure i include to get everything correct and i covered fully?

3. Is there anywhere one can check if there have ever been an insurance claims on a property with relation to subsidence etc. Is there a search for this i need to specify.

Thanks in advance.

1. Local solicitors is like going to a butchers for your meat instead of tesco, you get better quality at a butchers but its more exspensive, same with conveyancing. Factory conveyancing is ust as effective but it lacks the personal touch and if you have questions you need answers to you cant just walk in unlike your local solicitors.

2. If you are getting a moartgage you need to pay for a local search. It is also highly reccomended to get a drainage search and environmental search (this answers question 3) and finally a chancel search. You may need additional searches depending on the result of your drainage search.

3. As said above, the environmental search will tell you if the property is at risk of flooding, subsidence, contamination etc etc.

anselld

1. You can go and see them face-to-face.

I would personally NEVER go for conveyancing online. If things get in the least bit difficult or complicated (and they usually do) then you want to be able to talk to someone. This is probably the largest transaction you will ever make, why trust it to a faceless call centre?

Having said that, local does not necessarily mean good. Best to get recommendations.

FinAdv

Which area are you based in jjimbo?

caeler

I've used 'online' conveyencing and local both were fine. With online I found they were always on the phone when I needed them or answered my emails when I sent them. Never felt the need to see them face to face. I'm currently using a local solicitor and for speed of returning documents and ID checks I've dropped stuff into them which was nice but no extra benefits TBH. I think going from personal recommendations is a good way to start.

Yorkie1

You dismiss 'knowing the local area' as an answer but actually, in the context of your other questions, it's pretty relevant. There are quite a few specialist searches which a well-informed local conveyancer will be able to advise upon and which an online person wouldn't have a clue.

Not all online solicitors are the same, admittedly, but there are several threads on here from dissatisfied customers of online conveyancers - there was no continuity of person dealing with the file, delays were common, they couldn't ever speak to anyone / communication was lousy, and there was no guarantee that you actually had a qualified person doing all the work on the file.

timmyt

Cookie1988 wrote: »

1. Local solicitors is like going to a butchers for your meat instead of tesco, you get better quality at a butchers but its more exspensive quite often it isn't but then again you get a 'solicitor' whereas online you are lucky to get anyone more trained at law than the cleaner, and I am being serious, same with conveyancing. Factory conveyancing is ust as effective it rarely is, as they are not properly legally trained, and so problems occur after moving in or on re-sale...nasty! but it lacks the personal touch and if you have questions you need answers to you cant just walk in unlike your local solicitors or call them up and get an instant answer as they arlways have to look away from their comoputer screen, take off their headphones, and find their solicitor boss who does all the work behind the scenes in a very stressxd and cursory manner with very little care .

2. If you are getting a moartgage you need to pay for a local search. It is also highly reccomended to get a drainage search I would say negligent if you do not as Government felt they should go in HIPs so you fail to get one and some problem comes up....oops the lawyer gets it in the neck and environmental search (this answers question 3) and finally a chancel search. You may need additional searches depending on the result of your drainage search. But never oay extra than cost price, such as the lawyer applying for them or checking the result, if you dfo then they are taking the michael

3. As said above, the environmental search will tell you if the property is at risk of flooding, yes subsidence, not sure about that contamination yes etc etc.

Just ask the Seller is they are aware of these matters

Good luck OP. Always use a 'solicitor', whether local or not. Never take the recommendation of a national chain estate agent, but certianly ask your agent if they are a local independent ones, as they are very smart and use very good lawyers to make tjem, look good too, as their reuptation is key to success in the locality - not got a national chain to subsidise their bad performance.

timmyt

bluefuzzybug wrote: »

I've used 'online' conveyencing and local both were fine. With online I found they were always on the phone when I needed them yes because they are a call centre or answered my emails when I sent them. problem is their legal advice and knowledge is not uop to scratch. Good conveyancers wiork in good solicitor practices, not online...obvisouly Never felt the need to see them face to face. I'm currently using a local solicitor and for speed of returning documents and ID checks I've dropped stuff into them which was nice but no extra benefits TBH. I think going from personal recommendations is a good way to start.

oh dear see in red

Richard_Webster

I would normally do a bundle of searches covering most stuff but if clients want to save money then depending on their mortgage lender's attitude some can be omitted. Once I can see the type of property and its location etc I can give the client a better idea about the level of risk in not doing some of them.

I can't imagine any factory conveyancers giving that sort of advice.

jjimbo320

Richard_Webster wrote: »

I would normally do a bundle of searches covering most stuff but if clients want to save money then depending on their mortgage lender's attitude some can be omitted. Once I can see the type of property and its location etc I can give the client a better idea about the level of risk in not doing some of them.

I can't imagine any factory conveyancers giving that sort of advice.

Thanks for the comments guys.

So what criteria would you use to omit or include various searches?

Examples?

wessexw

One example of why a local solicitor is good is say for example where I am buying in North London - there's a lots of properties which are leasehold flats - leasehold purchases bring another dimension to the process that solicitors from another area where most purchases are freehold houses may not be so familiar with.

I'm buying in North London but chose a solicitor where I work in Hertfordshire so I can drop in if I need to. They are cheaper than a London one but still familiar with London issues as they've done lots of work before on London properties and know how things are. I've been very pleased with them and take a good sense of security in knowing that they are a well established family law firm with a good rep - and it has shown in my dealings with them.