Checking out online conveyancing and local solicitors for fees

sevenonine

G_M

Many thanks for your helpful response of 15 Oct 15 (I neglected to look earlier due to other pressures).

I have taken on board all your comments but I'm well into the 3rd week since my offer was accepted and have not yet given the agents any solicitor's details - because I am still looking for a local conveyancer with an acceptable level of fees. All the online quotes I've had are close to £1,000 each for sale and purchase. The only 'acceptable' online conveyancer - Simpson Millar - are based in Manchester, with local "offices" for taking identity docs to and maybe exchange/completion (I could look into the latter). But they sent me out-of-date explanatory notes of their costs, eg Stamp duty fees and separate emails for sale and purchase (both showing very poor standards of language and differing deposits) which made me doubt their professional standards. Anyone out there who've had dealing with them could let me know how they stack up!

I guess I'll just have to take your advice to keep looking - so far no signs of the promised survey from the buyer, which should spur me on. Still having to find a suitable property to buy (freehold - to avoid all the complexity of a leasehold). Even this has proved problematic - I'm competing with younger people who have loads of money (mortgaged to the hilt by this Government - surely a bubble looming) and buy-to-let grabbers. It will only be a case of luck or renting for a while. By the way, I don't have a mortgage and hope that the proceeds of my sale will cover the purchase.

Thanks again.

libf

sevenonine wrote: »

I have taken on board all your comments but I'm well into the 3rd week since my offer was accepted and have not yet given the agents any solicitor's details - because I am still looking for a local conveyancer with an acceptable level of fees. All the online quotes I've had are close to £1,000 each for sale and purchase.

I think you have an un-realistic expectation of conveyancing pricing. Depending on the house values involved ~£1k is probably about standard.

sevenonine

devonconveyancer

Thanks for your useful response. I begin to understand better the problems faced by conveyancers, particularly the storage of files. Most online users like me store files on OneDrive and surely there must be commercial firms (no doubt charging fees) for storage. But don't the base line fees charged by the conveyancer include all fees incurred by the firm?

As to charging for leasehold - I am well aware of the perils faced when buying leasehold - so I'm looking for freehold even though I am trying to downsize (from 3bed to 2 bed). Also this is why I want to avoid the complications of leasehold and both my present property and purchase will be 'no mortgage' and hopefully the purchase will be funded by the sale proceeds.

I'd also like to mention my previous solicitor who tried to keep the proceeds of my sale (after the purchase monies had been paid) probably to invest in his own account. I insisted he send it to me by the end of the day because the weekend was a day away. How's that for the ethics of that firm.

It's useful to have your first-hand experience of 1st Property.. I'll have to dig deeper or run other names past this forum for advice. I don't really know local people I can ask for this sort of advice. Besides most people seem to have a great respect for what is regarded as specialised work or is it just reluctance to question the high fees charged. Perhaps my questioning anything may be the reason why they just don't bother to reply!

Many thanks again for your knowledgeable input.

sevenonine

RICHARD WEBSTER

Thanks also for your comprehensive response. You'll see from my above comments why I am avoiding leasehold property because of the complications it throws up.

I have to say how useful it is to get your own relevant experience but a comment on how far standards today fall short from how you practised.

marksoton

libf wrote: »

I think you have an un-realistic expectation of conveyancing pricing. Depending on the house values involved ~£1k is probably about standard.

Seconded.

In the case of conveyancing is it really worth making cost your main driver Op?

You say you're into the third week after your offer was accepted, i'd start to expect some questions from your vendor. And rightly so.

benjus

I paid about £900 (inc VAT) in fees last year for buying a flat in outer London using a solicitor I'd used in the past based near Nottingham (where I used to live). I also used them to sell the house I owned in the area where they are based, although I can't remember how much that was. As with many solicitors they much preferred sending letters rather than emails so some things took a bit longer to reach me than they could have done - but then the buying/selling process takes a while in this country and I don't think the process was held back by them at any point.

I wonder if the letter vs. email thing is because (especially when acting for a buyer) they are sending quite large amounts of fairly complex information that the client really needs to read and digest. It's easy to ignore (or even accidentally miss) an email attachment, but when it's there on paper in front of you I think it's more likely to get read.

It's really not that hard to find a solicitor... just do it before your buyer pulls out and finds someone that can get things done faster.

sevenonine

Thanks benjus for your comments re finding a solicitor before the buyer pulls out.

The buyer in this instance has taken just as long getting a mortgage so when, first thing today, I got a call saying the survey will take place tomorrow, I realised I had to get my skates on. I also recd a quote from a local firm, Ormerods, whom I then telephoned to get a few more details. Other local firms have heaped extra charges, eg ID verification, file storage (electronic) - which I disputed before - and searches. I was told only office copies from Land Registry may be extra - all costs are included in the basic fees. I compared the totals with the estate agents' own conveyancer's fees and found the difference only £225. So this being a major transaction - being my biggest asset - it would be better to get an established firm dealing with it. Hope nobody is likely to tell me Ormerods are a failing concern?!!

My main headache will come with purchasing or I might just rent for a while. Any further advice appreciated.

sevenonine

Just a quick enquiry: has anybody anything to say about service from Ormerods, solicitors - need to get reviews if any, thanks.

Drachenfach

We're currently dealing with a company in S!!!!horpe (omg seriously, that gets censored?) for a sale in West Midlands. Morton Baggot and Garter.

They sound like a Dickens character but so far no probs (it's early days yet) and happy to communicate via email. Lloyds recommended then when we were considering a mortgage as cheap and well rated

Brown_Eyed_Girl

sevenonine wrote: »

[
I guess I'll just have to take your advice to keep looking - so far no signs of the promised survey from the buyer, which should spur me on. Still having to find a suitable property to buy (freehold - to avoid all the complexity of a leasehold). Even this has proved problematic - I'm competing with younger people who have loads of money (mortgaged to the hilt by this Government - surely a bubble looming) and buy-to-let grabbers. It will only be a case of luck or renting for a while. By the way, I don't have a mortgage and hope that the proceeds of my sale will cover the purchase.

It sounds like you want a local person but honestly, that doesn't necessarily mean they will be better or faster.

I've used one of the bigger online/over the phone firms and it's been fine. They've gone as quickly as they can given they have been held up waiting for the other side. I can see everything online and they send me copies of all the documents to check within a day or so of getting them and raising their own inquiries. They also reply to email within a day and answer when I call. Get some quotes, ask friends who they've used and check them out. But ultimately it's hit and miss, some will be great for one person but not the next.

And on the younger people - trust me we really don't have loads of money. It's often a fight with the BTL who already have capital and in London know they can get a good income.
If you don't need a mortgage and already have your sale going ahead you are in a much better position than anyone starting out.

(Equally feel your pain, I used to dread turning up to a viewing when there was a couple who were also looking at the place - oh brilliant I have to complete with your two incomes and higher purchasing power grrrr)