All posts by Silas Hyatt

searches when buying a house

Conveyance searches when buying a house

There are many ways that solicitors help with the conveyance. One of these is property research. Property research helps in unearthing details about a property that are not mentioned in sales advertisements or catalogues. Ads usually talk about the asking price of the property and maybe the type of property ownership that the buyer will get into. These pieces of information may be important but are not sufficient to convince a smart buyer to pay money for the property. The buyer must know everything else about a property since these will determine his living conditions and will also ward off any chances of disputes. Searches when buying a house are conducted by a solicitor either directly or through an agent that must be supervised by the solicitor.

Verifying Ownership

The very first property research that a solicitor will conduct is that of identifying the owner of property. A seller will identify himself as the proprietor of the property at the beginning of conveyance. He will have his title deed handy in an attempt to prove his claim of ownership. It is not fair to assume that everyone who puts out a property out for sale is a conman. In the same sense; it is not intelligent to assume that all buyers are who they claim they are.  Fraud can find its way into even the most respectable businesses. It is only natural for buyers to be wary of who they deal with.

A solicitor has the responsibility for confirming the veracity of property ownership. He does this by checking property ownership records at the Lands Ministry. Every property that is registered has the name of its owner in the records of the Land Registry. The Land Registry can also issue a title deed to a solicitor. Land Registry research is usually conducted at a fee.  This fee is usually about £150.  It is better to pay this fee rather than lose thousands of pounds to a fraudster.

Property Searches

The other research that must be conducted is the water and drainage research. A buyer should not assume that water supply to the property will meet his needs. Water that is supplied to different properties come from various sources. This does not mean that there is a property that is supplied with dirty water.  It only implies that the quality of water is affected by its origin. Buyers can have different preferences for the quality of water that they will be using in their homes. Water sources affect the quality of water that gets into the homes. The way water is treated may also affect its quality.  This is an important factor to put into consideration when buying a property. A buyer must also ensure that drainage systems meet his standards.

Surrounding Search

Mining research is another important background check that must be performed in every conveyance. Mining research informs a buyer about any mining activities around the property. Mining affects people and properties within their locales. Some mines produce toxic gases such as sulphur and carbon monoxide. Mining operations may also cause sound and air pollution. You must be prepared to bear living around a mine if you are determined to buy a given property. Otherwise, you can cancel the conveyance altogether.

house conveyancing Leeds

What happens during house conveyancing Leeds?

Solicitors in Leeds help buyers and sellers in exchanging property ownership. Usually, for house conveyancing Leeds has a complicated process that very few common people can undertake on their own. It gets even more complex when the buyer has to pay for the property using a mortgage. A house solicitor will help you negotiate every step of conveyancing such that no errors or omissions occur. They will take the responsibility of buying the house off your head so that you can concentrate on other things. The question most new buyers ask is what conveyancing is all about and how the solicitor will help them through it all.

House Conveyancing in Leeds

House conveyancing begins right when a buyer spots a property of interest. Houses for sale are found in advertisements in many media outlets like newspaper, TV and magazines. If you are looking for a home, try going through the classified section of newspapers. The seller will state the price of the house and the type of ownership. It is advisable to contact a Leed’s solicitor once you see a house you want and that you think you can afford. The solicitor will advise you about the details of the type of ownership and how to finance the house. These are the things a buyer needs to know before buying a house. There are many ways you can own property. If you are not clear about the type of property ownership you want, the solicitor will advise you appropriately.

The way you will finance house purchase is as important as the type ownership you will be getting into. You may finance a house from your own pockets or ask the help of mortgage lenders, or the government. These two bodies have their own criteria for admitting buyers into their home ownership schemes. Their criteria for admission depend on the price of the house, the location of the house, your household income, among other things. These are the things that you need to verify with your solicitor.

House Purchase Process

The next thing that happens after you identify a property you like is to express interest to the seller or landlord. Your lawyer will contact the buyer’s solicitor and tell him of your intention to buy the house. Both you and the seller will then draw a draft contract. It is called a draft because it has not yet been mutually agreed upon by both you and the buyer. Each of you expresses his own wishes of how the property should be exchanged.  Your solicitors help you draw the draft. Once you come to a mutual agreement, the final contract is drawn and exchanged between yourself and the seller. Solicitors facilitate this exchange.

Exchange of contract marks a point when you and the seller become committed to getting the property ownership exchange hands. You must pay a deposit once a mutually agreed contract is signed. This deposit is usually 10% of the price of the house. You can agree on a lesser deposit in your contract. The 10% is the legally accepted amount.  You will lose the 10% if you pull out of conveyance before paying the full amount. The seller is not allowed to sell the house to someone else once he receives the full deposit. All that remains after payment of a deposit is property research and completion of conveyance.

conveyancing estimates

Know about the conveyancing estimates you need to pay

Conveyance has several costs. Costs of conveyancing can be the difference between a buyer and a home of his choice. Conveyance costs are not the price of the property. They are the other expenses that a buyer incurs during conveyance besides the price of the house. Most of these costs are not covered for by mortgages. They have to paid for from the buyer’s own pockets. Alternatively, a buyer may take a separate loan to pay for these expenses. If he does this and still takes a mortgage, then he must be conscious of the fact that he will have two loans to pay for. The best part about these conveyancing estimates is that they are less than the actual price of the house. The buyer can pay for a loan that he took for these expenses within the first few months of buying a house.

Highest Conveyancing Cost

The largest cost of conveyancing is the solicitor’s fee. This statement should not be as scary as it sounds. The cost of conveyancing is still way less than the price of the house you will be paying.  Solicitor’s fee makes a tiny fraction of the price of the house. Nevertheless, they are very significant and must be paid. Solicitors play a very crucial role in conveyancing. They do almost everything on behalf of their clients. All the client does is pay the price of the house. All other things are taken care of by solicitors. That is why solicitor’s fee is the largest and most significant cost of conveyancing.

Solicitors do not charge equal amounts of fees. However, the fees they charge fall within a given range. Solicitors in Kent are known to charge the least. This is partly because the housing market in Kent is still young. It may also be an incentive for the solicitors to encourage people to buy.  Conveyancers in Kent charge around £400. This is quite cheap compared to other parts of the UK such as London where lawyers may charge fees as high as £900.

Factors affecting Solicitors Fees

Several factors will determine how much a Kent solicitor charges you. The most important one is the type of property that you are going to buy. Solicitor fees are charges for the service of solicitors. The more a solicitor does, the more he charges. A solicitor can know the amount of work that awaits him once he knows the type of property that you want to buy. Conveyance of some properties is very complicated. They involve a lot of research and documentation. The solicitor must negotiate with so many people on your behalf. If this is the case, the attorney will charge more.  Other determinants of solicitor fee include the location of the property and the number of people who have shown interest in buying the property.

There are other costs incurred in conveyancing that is different from both solicitors’ fees and price of the house. These are called disbursement costs. The costs are much less than these other two costs. They include costs of doing research and costs of recovering or filing documents at the Land Registry. They usually do not exceed £200.

Residential Conveyancing Birmingham

Residential Conveyancing Explained – Things to Know

Whenever anyone is looking to buy or sell any residential property, the residential conveyancing comes into the play. A solicitor or conveyancer must ensure that Residential Conveyancing is explained. However, if you are a buyer or seller, you must understand few things that require attention for the residential conveyancing process.

Residential Conveyancing Explained

The first thing that should be understood is what residential conveyancing is. There are two kinds of properties in broad classification, residential and commercial. So, whenever a buyer is looking for a residential property, it has to be understood that the title holder of the property is the seller or is entitled at least to sell the property. The process starts with a draft contract and ends on the exchange of contracts. In the meantime, the name of the buyer has to be registered in the Land of Registry, search and disbursement processes must be complete as well. Here are the details where the entire process residential conveyancing is explained.

Residential Conveyancing

Both buyer and seller get the best solicitor for the conveyancing. The solicitor prepares the draft contract and sends it to the buyer solicitor to verify it. The solicitor of the buyer thus must ensure that all the questions are answered before moving forward to the next process. The residential conveyancing is quite simple, and the property should be searched with the authorities to verify that everything is clear about it. Starting from Tax, environment index, insurance, mortgage, electrical connection, water sources, drainage system and many others need to be searched. The authorities charge a separate amount for the information. The solicitor must ensure that the property and the title holder is genuinely verifiable in the Land Registry of the particular area.

The next process is to finalise the contract and get it exchanged after signing it. However, the process should only commence once the name of the title holder in the land of Registry has changed to the name of the buyer. Once the process completes, then the seller must move out of the residential property. The buyer can make any renovation if required before moving in.

However, this is the process for the freehold property. It is a bit different for the leasehold properties. In leasehold properties, the land never gets registered on the name of the buyer, and the buyer should pay some amount every year to the property owner along with the charges of maintenance. Even though the basic residential conveyancing process is not different from the freehold or the leasehold properties but it is crucial to get an experienced and specialist solicitor.

Online Conveyancing Cambridge

Why you should use Online Conveyancing?

Online conveyancing is fast changing the whole real estate service industry. Today many service providers have realised the power of the internet and are switching to providing their services online. Now it is important to note that conveyancing is a crucial process of a real estate transaction. You will need your conveyancer to ensure that the transaction goes through. It is him who will take care of the legal matters about the deal.

As the demand for conveyancers has grown, conveyancers have moved to the internet not only to market themselves but also to provide the actual service without having to meet their customers face to face. This has truly revolutionised the industry as it has enabled conveyancers to reach a much wider audience and also helped them save regarding operational cost. The question, however, is; as a buyer or a seller, is online conveyancing right for you?

Online conveyancing was born out of the need to provide quality services at an affordable price. It also reduces the need of big traditional documents files. In the UK many government offices like Land Registry offer document request through online portals making it easier for process of conveyancing.  For long, street solicitors took advantage of the difficulty of finding a service provider in a particular location and charged much money for unsatisfactory services. This was obviously not good for customers who wanted access to better services. The internet came to the rescue; you can get excellent services at an affordable cost. But as there are many options you have to be wary of traps and do your research thoroughly before investing money on a conveyancer.

You first have to select the best conveyancer for you. As with any industry, there are many service providers, but not all of them will provide the standard of services that you expect. Using sites and apps such as you get to compare prices for different service providers. You will get the option to choose from a range of conveyancers depending on their costs, their experience and also their area of operation.

Besides the chance to compare conveyancing quotes online the best part is that there are conveyancers who will serve you online without you having to meet them. Is this safe? Yes. If you get a reputable service provider, then you are ready to go. Once you have had contact with your solicitor through phone, email or any other platform on the internet, you can start the transaction process.

The selling point of online conveyancers is the fact that they can keep their customers informed about the transaction at any given moment. With today’s technology, it is possible for the client to check the state of their transaction.

The other great benefit of online conveyancing is that there will be no hidden charges. Many online conveyancers now insist on a fixed fee basis, which is cheaper. Their contract will be clear with no hidden charges. Indemnity insurance will be included to cover any losses incurred due to errors made by the conveyancer during the transaction.

Solicitors fees for selling house

How Solicitors Fees for Selling House can affect conveyancing

Conveyancing is the process of transferring the house from the seller to the buyer. The conveyancing process starts only after the seller and the buyer have agreed to the particular purchase price. A seller and a buyer have to get individual solicitors. However, the conveyancing process depends on upon the efficiency of the solicitor and thus the solicitors fees for selling house has a significant impact on the entire process.

Solicitor Fees for Selling House

The solicitors fees for selling house remain lower as compared to the solicitors for the buyers. The search and taxes are mainly related to the purchaser and not the seller. So, the basic criteria to understand the fees are that it should not be compared with the costs of the solicitor of the buyer. However, that does not mean that solicitor of the seller should not understand and go through the searches. The impact on the system starts right from here. Let’s spell it out with different conditions.

If the Solicitor is paid the minimum

The basic job of the solicitor should be preparing the draft contract, clarifying the solicitor of the buyer, implement the changes if required and assisting the seller in Land of Registry, transfer of the title of the property, signing and exchanging of contract. These are the ideal condition in the conveyancing process. Seller mostly goes for this scheme to save money but that can ultimately harm you as well.

Legal and Planning Obstruction

A seller must be aware of the fact that if any legal and planning obstruction appears in between the conveyancing process then the total conveyancing cost can go upwards. It is, therefore, imperative that you hire a solicitor, not conveyancer so that the same person can look after the property laws as well. It is always better to pay a little extra to the solicitor to have a thorough investigation of the property. This will ensure that the property does not run into legal troubles.

Different Methods of Solicitor Fees

The seller must understand that the fees paid out to the solicitor depend on upon the method or scheme chosen. The most common solicitor fees method is the hourly plan. In this case, a solicitor charges the client hourly. So, if the problem runs into trouble for legal or planning loopholes, the fee is going to increase. The fixed price model is preferable in such scenarios as these can ensure that you do not pay extra. There are different schemes as well for the protection of the seller’s interest like no conveyancing no fee and others just to add the double protection for the solicitors fees for selling the house.

One must ensure that all these aspects are cross checked as these can impact the process and cost of the conveyancing for the seller.

What is a Conveyancer

What is a conveyancer and how it is different from solicitor

Any transaction of the house from the seller to the buyer is known as the conveyancing process. However, this process needs many legal procedures, and these need a legal facilitator. The facilitator should be an authorised person to shoulder the responsibilities to carry out the search, disbursements, registration and of preparation of the contract. Conveyancer is the same legal facilitator. However, that does not entirely answer the question what is a conveyancer? Well, a conveyancer can be a licensed conveyancer or a lawyer who has expertise in the conveyancing process. This is the simplest of the definition one can expect for the conveyancer. However, one may be confused with the fact that how a conveyancer is different from a solicitor. Here are the things that make a conveyancer distinct from the solicitor.

What is a Conveyancer and how they are different from a solicitor?

The solicitor and the conveyancer are often heard together. People often ask what a conveyancer is and what is a solicitor and how are they different? The conveyancer and solicitor are basically the same lawyers or practitioner, but the areas of expertise are different. A conveyancer is also a solicitor, but the area of expertise is limited to the conveyancing. So, when it comes to the conveyancer, then he or she has the knowledge any authorization for the conveyancing. He or she may not help you with any of the other property law if required. The solicitor, on the other hand, can assist you in the property law as well.

The expertise and the knowledge of a solicitor are not defined for conveyancing, and neither is the authorization. In the case of any dispute, arbitration or any other legal complexities, the same solicitor who is taking care of conveyancing can help you. It apparently looks that a lawyer is beneficial than the conveyancer but in reality, the significance of the conveyancer is not less as well.

Significance of the conveyancer

A conveyancer can help you by handling the conveyancing process for the house transfer. They are very much a good choice for the conveyancing process and do an excellent job unless legal complexities appear. But in the case of legal complications in the conveyancing process, one may have to hire a property law solicitor along with the conveyancer. However, the conveyancer is cheaper than the solicitor obviously due to the limited expertise. But the conveyancer is not a bad option either in the United Kingdom for the conveyancing process. If you are short on budget and pretty much sure about the property you are buying from legal and planning aspects than conveyancer is actually preferred over the solicitor.

It is true that a solicitor has versatility and exposure, but the solicitors have higher fees and often the other skills remain unused. Most of the times, the solicitors perform exactly the same thing as the conveyancer does. However, the solicitors can be helpful in case of legal dispute or complexities.

cheap conveyancing quotes cambridge

Find cheap conveyancing quotes in Cambridge

Cambridge has been one of the best places to live for many people. There are few top reasons for it. The beauty of the area and the convenience for the residents are two of the most common reasons. On the other hand, if someone is looking to buy a house then, they would require solicitors for the conveyancing process. The conveyancing process in the Cambridge area can be cheap, and the cheap conveyancing quotes can be obtained from various resources.

Best ways to find Cheap Conveyancing quotes

There are multiple ways to get the cheap conveyancing quotes. However, there are some easy ways to find the same as well. Here are the things that you may consider. A person can walk up to the various solicitor firms and the office of the solicitors to get the cheap conveyancing quotes. However, this can be time-consuming and less productive. On the other hand, one can ask for the details from the Real Estate agent from where the house is being purchased. This also lacks some intent as the Real Estate Agent may have contacts and commission based service and that may not lead you to the best offers after all. However, the quest of cheap conveyancing quotes online can be a great option.

You can visit various solicitors in Cambridge and get the quotes from them. Many websites can provide the cheap conveyancing quotes for many solicitors at one place.

Compare the quotes

Once you have got the best quotes in your hand, you now need to compare the cheap conveyancing quotes. The comparison should be simple. One must check the financial details. The quote should include all the breakup for the conveyancing cost starting from the range of handling charges, VAT, Search Fee and Disbursement fee. However, look at the prices very carefully and you can understand the difference of fees for the conveyancing solicitors. This should be good enough to compare and select the cheap conveyancing solicitors.

Here are some of the most popular and common cheap conveyancing solicitors who can be of great help in Cambridge.

Lambert Pugh

Lambert Pugh is one of the most reputed solicitors firm in the Cambridge area and is known for the cheap and satisfactory services for the conveyancing process. The entire cost of the conveyancing for this firm is around £912 including everything.


This is another competitive and reputed solicitors firm that is known for the excellent record for the conveyancing process. You can get satisfactory services with encouraging results for reasonable conveyancing cost.

Beaumont Legal

This solicitor firm in Cambridge has also won the faith of many buyers for ease of conveyancing, cheap pricing, and the encouraging services. The company takes care of everything, and the entire conveyancing cost comes around £1010 for Beaumont legal.

RMNJ Conveyancing Solicitors

This is a dedicated conveyancing solicitor firm that is also famous for the high performance in conveyancing cases. The cheap conveyancing quotes for the solicitor is around £1210.

These are the ways to find the cheap conveyancing quotes.

mortgage conveyancing cambridge

Mortgage Conveyancing in Cambridge City

In the UK real estate has always been one of the hotspots as far as real estate is concerned and mastering the industry has forever been a challenge. For both buyers and sellers, one needs to have the best resources to excel in such a competitive market. There are many parties involved in the process, and when it comes to mortgages, one needs to be very careful to ensure that the transaction is smooth as possible. A mortgage conveyancing is a primary way by which many people in the UK buy their homes.

Mortgaging has been there for decades and is a good way for one to buy homes without overstretching your resources. And these days the process has been simplified with mortgage conveyancing. The process, however, requires quite a bit of legal work. In Cambridge City, the real estate market is very active and competitive. When you settle on a piece of property, you need to be fast to get your legal work in order so as to secure your property in time. You will need the services of a conveyancer or a solicitor to take care of the legal work.

The Mortgage Conveyancing Process

When it comes to mortgages, the process of conveyancing is similar to the ‘standard’. As a buyer, you will have to ensure that you have the financing for the home in place. This means that you will have to get ready for the underwriting and valuation process. Once the offer is made your mortgage solicitors will go through it. His job will be to make sure that everything as far as legal matters are concerned is as it should be.

The valuation process then follows. The mortgage company carries out a valuation to determine the correct price of the property and whether the house is indeed enough security for the loan. Valuation is usually paid for but with the highly competitive climate in Cambridge city, some mortgage companies might throw it in as a free offer, a trend that is picking up not only in Cambridge city but all over the UK.

A survey can then be carried out. Many people tend to confuse between valuation and survey. A survey is typically done to determine if the house needs structural adjustments. If there are problems that are going to cause problems or whether there are repairs like rewiring that need completed.

After the repairs complete and both you and the mortgage company are satisfied by the quality of the property, then the exchange of contracts can take place. However, some companies do insist that you get building insurance for the new property. In the exchange of contracts, you will need your solicitor or conveyancer. He/she will do it for you and take care of all the legal matters.

E Conveyancing Cambridge

E Conveyancing – Faster services in Cambridge

Technology has progressed at very rapid speed. In every field, the influence of the technology is quite remarkable, and the same impact can be seen in law enforcement as well. The conveyancing process is something that could benefit highly from constant communication with the Internet. So it is not a surprise that the e conveyancing has caught on quickly. All the areas including Cambridge have since then seen a huge spike in popularity for multiple reasons. E Conveyancing is slowly changing the concept of the entire conveyancing process and making things easier, smoother and better. Many things are introduced by this, and most of them have made the conveyancing an easy process to deal with.

E Conveyancing – What does it offer?

Traditional conveyancing but replaced by the technology instead of physical presence makes for a less stressful process. The process is done by any specific portal or the law firm, however. So, the buyer or the sellers are following the rule of conveyancing, but they need not be physically present at the location. This is one of the most influential and helpful technical introduction in recent years that have eased up the property transfer process as a whole.

One can simply register for e-conveyancing and submit the draft contract online. You can always have a look at the case progress just by logging into the system and with your unique number for identification. This has sorted out the most complicated process of conveyancing to follow up with the conveyancing solicitor. The usage of this electronic conveyancing has found a special place in Cambridge for the ease of access and smoother process. Adequate facilities are provided with the online conveyancing process to satisfy the need of the customers.

Benefits of Online Conveyancing

There are many advantages of online conveyancing. The entire cost comes down for the buyers, and the change can be of considerable amount. The tracking of the case becomes very easy, and the solicitors or the law firm keep on updating the same as per the case. If the document is required, then the soft copy of the same can be uploaded as well. The most important thing is that the buyer does not to stay in Cambridge for a long time to complete the formalities of the conveyancing process. However, there are some specific occasions during the conveyancing process where the physical presence is mandatory.

E conveyancing Solicitors in Cambridge


NBM Law is one of the very law firms that provide the facility of the online conveyancing. So, all of the processes becomes online for the people where the cases are tracked for progress.

Your Conveyancing

This is an online conveyancing portal that is helping the buyers to complete the conveyancing process. The process of the conveyancing is same here as well; however, the entire process is online.

E Conveyancing UK

This is pretty much similar to that of Your Conveyancing with features like case tracking and others.

Online conveyancing has given birth to a new era in the transfer of the house and property. It’s faster and cheaper than regular conveyancing. It gives you more flexibility of communication and tracking the progress of cases from anywhere you are.