Conveyancying via estate agent mistake

KING5TON

@G_M



I've nothing wrong with the conveyancer other than the fact their quote I got on the phone with them today (which would be different to the quote via Express) was rather high.

I'm happy to go with them in theory but not at £1450 as that's a bit high compared to other quotes I've received.

If the quote for JS Law via Express Estate Agency (which I haven't received yet) is no more than £1168 then I'm happy to use them as my conveyancer.


I'm also happy with the mortgage deal arranged via the broker, my worry there is if I decide to change conveyancer since I'm not happy with JS law is that it will negatively affect the mortgage application process.


EDIT - I've just heard back from my Broker and the Mortgage products are getting refreshed with the same rates so I've asked him to hold fire till I decide if I'm going to use JS law or not.

If the quote from them is reasonable I might just accept it.

Tiglet2

I work in a conveyancing solicitors and have often had JS Law on the "other side". I have always found them to be pretty efficient and responsive, but do check what their quote includes.

Some of the cheaper conveyancers offer a competitive quote, but it might not include fees for some things, such as adding a £50 + vat fee for completing the SDLT form on your behalf. They don't include it because you have the option of completing the form yourself and therefore not incurring a fee. Of course, most people do need help and advice when completing this form. Cheaper firms will not include the Land Registry charge (because it is not their fee, it is a third party fee), but of course it does have to be paid by you.

KING5TON

Thanks Tiglet2, makes me feel better about using them.



Just an update for anyone that's interested. I called JS law today since I've heard nothing since the email from the Estate Agent on Wednesday morning.

According to them the Estate Agent hadn't passed on my details so they are contacting him and will call me back



I think I might have misheard the guy from JS Law on the phone when he quoted £1450+ as checking their prices on their website they're competitive.



Hopefully I'll hear back from JS law soon and I can find out the costs before agreeing to them being my conveyancer so I can get my mortgage application submitted and we can get this moving along!

[Deleted User]

G_M wrote: »

Your choice of conveyancer will not affect your mortgage offer (provided you use someone on the lender's panel)

The only example i can think of real issues of changing conveyancer or solicitor is with Nationwide who request in writing from the old and new companies as the reason for change. Changing solicitors midway through application was always a fraud thing (presumably people moved as the solicitor was asking questions they didnt want to answer)

Nothing that cant be overcome so dont worry about the mortgage side of it.

JS law are actually one of the better big conveyancing firms in my experience though. And most of the time they can do things like price match to bring the cost down.


If you are going to compare prices, make sure you are comparing like for like. JS law may be quoting 100% all in price, and the others may be quoting legal work only with disbursements on top

KING5TON

Thanks Deleted_User.
My mortgage broker basically said the same thing, that changing who is doing the conveyancing once the application has started raises potentially issues due to fraud cases in the past where people have gamed the system.

It's only been since Tuesday evening that I had the offer accepted and maybe I'm just being a bit over worried about this since I'm a first time buyer and I'm super keen for everything to go smoothly and I've been trying to make sure there's no delays caused by me.

I should have said no to the estate agent arranging things and sorted it myself as I feel like we would be at least moving forward somewhat by now (mortgage application submitted, documents sent off etc...) but I feel like I don't want to screw up any further so waiting on JS law to contact me back with what the heck is happening.

KING5TON

So I got a welcome pack from JS Law via email and it was eye wateringly expensive.

I emailed the person that sent me the pack straight back and notified them that I found the estimate too high and no longer wanted to use their services followed by a line giving clear notice that I cancel them conveyancing on the property.

I then emailed the estate agent and informed them than I wanted to cancel them providing the solicitor/conveyancer and then sent them a separate email with a formal notice to cancel the contract.

I then contacted a local solicitor that gave me a reasonable quote and a good reputation and sent them my details. Just waiting to hear back from them so I can get this ball rolling.

The estate agent contacted me back confirmed this was OK and I just need to let them know my new solicitors details.

Finally I've emailed JS Law again on their enquiry's email address (only one I can see on their site) confirming the cancellation of conveyancing on the property along with Will writing they seemed to throw in.

I've not heard back from JS Law

Have I covered myself enough here?

I notice in their T&Cs say
"The nature of your case is such that we will need to start work, and therefore incur charges on your behalf before the cancellation time period has expired. Please note that by signing the Terms of Business you are expressly requesting that we start working on your case during the cancellation period and that you are aware that third party costs will be incurred and these will not be reimbursed to you if you subsequently cancel the contract."

Since I've not signed any thing I should be ok?

Puflet

I notice in their T&Cs say
"The nature of your case is such that we will need to start work, and therefore incur charges on your behalf before the cancellation time period has expired. Please note that by signing the Terms of Business you are expressly requesting that we start working on your case during the cancellation period and that you are aware that third party costs will be incurred and these will not be reimbursed to you if you subsequently cancel the contract."

It's unlikely they'll have incurred any costs so far, but many of the processes which will be carried out on your behalf by your conveyancers will not require your signature. You have implicitly given consent by appointing the conveyancers in the first place. If they do deduct money from your deposit for 'third party costs', ask for evidence of these and if you feel they're unreasonable you can query them.

More here: https://www.citizensadvice.org.uk/consumer/changed-your-mind/cancelling-a-service-youve-arranged/

I think you're wise not to proceed with someone referred by your estate agent. I'm in the process of selling my house, and my hapless purchaser is using one of the cut-price conveyancers recommended by the EA. They are slow and incompetent, and will have greatly increased her stress levels and costs throughout the process.

P.S. Don't worry too much if things don't appear to be moving forward, at least not for the next few weeks. Buying a house is not like buying something through eBay, and you wouldn't believe how long some of these official bodies take to respond to queries. There's a thread on here entitled 'Waiting for Exchange'...