Offer accepted! Next steps..

ftb_eastmidlands22

Hi All, i finally had an offer accepted this week on a property so the ball is officially rolling finding the right people to work with for the next steps!

I just wondered if anyone had any experience with SAM conveyancing? Or any recommendations on how to choose the right conveyancer? 

I think i would ideally like one local to me, so i can visit an office if i needed to (although i say this on assumption that it would be easier for dropping off/collecting paperwork/chasing) i just don't know anyone personally who has bought recently so i'm struggling to get local recommendations. 

Theres no chain atall for this purchase, just me purchasing (FTB) and the vendor moving back home (abroad) and hoping to complete by the end of summer so i'm looking to do the following in this order:
- New AIP and then apply for mortgage via mortgage broker (same day)
- Instruct conveyancer once AIP is through and both sides confirm they are on each others panels 
- Book in Survey 

Hoping to get all this done next week, any reason to leave a gap/delay given there is no chain?

Thanks! 

steve866

You can appoint a solicitor now but ask them not to start any work. You will need a solicitor for the memorandum of sale. Pay a bit more for a proper solicitor it’s worth it. 

canaldumidi

I agree a local solcitor is a good idea. Yes, online firms can be cheaper (not always) but.........

Go in and speak to several in your high street. Get quotes. Make sure they are on your mortgage lender's panel.

Choose one asap (to show EA and seller you are serious) but you don't need to instruct them to start work immediately.

Apply for mortgage asap and arrange survey asap. Why wait?

K_S

ftb_eastmidlands22 From what I see every day, service levels have gone downhill steeply since covid.

Good solicitors (and by that I just mean the case handler exhibiting basic customer service skills like answering a phone or responding to an email within a reasonable period of time) are unfortunately hard to find. It looks like you still have time so I would recommend continuing to ask around (friends, family, colleagues, etc.) for someone they've used recently and are happy to recommend.

RandomGuy87

You'll need to make sure that any solicitor you pick is on the approved panel for your mortgage lender. 

I had to change from a local solicitor as they weren't on their panel and were rejected to join.

Slithery

Whereabouts in the country are you?

Someone might have a recommendation.

Edit - Have just seen your username...

Flugelhorn

definitely go for a local solicitor, I used one in the East Midlands but she has retired now - was marvellous, easy to get hold of and sorted all the problems out.

ftb_eastmidlands22

Thanks all, having a look through local facebook groups and can see a few companies popping up time and time again so they look like the best place start! 

Will definitely not be instructing until my mortgage is applied for/my broker confirms they are in the lenders panel! 

AFF8879

ftb_eastmidlands22 said:

Thanks all, having a look through local facebook groups and can see a few companies popping up time and time again so they look like the best place start! 

Will definitely not be instructing until my mortgage is applied for/my broker confirms they are in the lenders panel! 

I don’t think your solicitor not being on your lender’s panel is particularly disastrous. When I got my mortgage with HSBC, my solicitor was on the panel (by chance, I didn’t plan it that way) but if they weren’t you simply had to pay an extra £200 fee for someone on their approved list to represent them.

Slithery

AFF8879 said:

ftb_eastmidlands22 said:

Thanks all, having a look through local facebook groups and can see a few companies popping up time and time again so they look like the best place start! 

Will definitely not be instructing until my mortgage is applied for/my broker confirms they are in the lenders panel! 

I don’t think your solicitor not being on your lender’s panel is particularly disastrous. When I got my mortgage with HSBC, my solicitor was on the panel (by chance, I didn’t plan it that way) but if they weren’t you simply had to pay an extra £200 fee for someone on their approved list to represent them.

Most larger firms will already be on the panel of all major lenders, but if they aren't it's usually trivial for them to get added. 
There's usually never a good reason to pay for an additional solicitor to act for the lender as you're just paying for the same work to be carried out twice. 

canaldumidi

AFF8879 said:

ftb_eastmidlands22 said:

Thanks all, having a look through local facebook groups and can see a few companies popping up time and time again so they look like the best place start! 

Will definitely not be instructing until my mortgage is applied for/my broker confirms they are in the lenders panel! 

I don’t think your solicitor not being on your lender’s panel is particularly disastrous. When I got my mortgage with HSBC, my solicitor was on the panel (by chance, I didn’t plan it that way) but if they weren’t you simply had to pay an extra £200 fee for someone on their approved list to represent them.

which means you employ a solicitor and the mortgage lender employs a different solicitor.

But it's not just a question of the extra money (yes, you'll pay for the mortgage lender's solicitor), it's also the question of duplication of work (both solicitors have to check the same stuff and may reach different conclusions), and also the extra communication involved (between the two solicitors)) which can complicate and delay things.

It's never advisable. Far better to use a single solicitor to represent both clients (you and lender)..