Our Guides & FAQs

There are many, many factors which control how complicated and time-consuming buying or selling can be. The best way to obtain a bespoke quotation adapted to your unique transaction is to request a detailed conveyancing quote using our online tools, or if you prefer we are more than happy to discuss your matter over the telephone.

We have created a guide to help explain the conveyancing process to you.

How long the conveyancing process will take from your offer being accepted until you can move into your house will depend on a number of factors. The average process takes between 6-12 weeks. It can be quicker or slower, depending on the parties in the chain. For example, if you are a first-time buyer, purchasing a property with a mortgage in principle and no chain it could take 6 weeks. However, if you are buying a leasehold property that requires an extension of the lease, this can take significantly longer.

Searches help you make an informed decision before you enter into a legally binding contract to purchase a property. If you are a cash buyer and you know the areas very well, you may decide to proceed without instructing searches to be obtained. However, we would always recommend that you do instruct searches. If you are purchasing with a mortgage, then you will be required to obtain searches as part of the conveyancing process.

Tenure describes how you own a property; either outright, or for a fixed period of time.

• Freehold means you own both the property and the land it stands on outright, with no time limit.
• Leasehold means you own the property for a fixed number of years under a lease, but do not own the land it sits on. When the lease expires, ownership returns to the freeholder unless the lease is extended.

We don’t think so, and we shall explain why.

The benefits of online conveyancing firms tend to be that they have invested in technology allowing for convenient and speedy communication, and accessible online platforms to keep you informed. But so have we! We deploy the latest technology allowing us to deliver end-to-end digital conveyancing to client clients via our portal.

So, what makes our services stand out? Our dedicated conveyancers are: –

· legally qualified and supported by law graduates

· available to meet you in person if you wish and offer the convenience of causal meetings

· possess local information and knowledge of the area

· offer a modern but traditional service. Our portal has not been designed to replace our conveyancers. Our conveyancers are right at the end of the telephone should you wish to speak directly to them. The digital experience is optional.

We are on the majority of lender panels. Please feel free to call us if you wish to check.

The amount of money you pay upfront towards the purchase price of your home. This is usually 5–20% of the price and comes from your own savings (not the mortgage).

A loan from a bank or mortgage lender that helps you buy your home. You repay it in monthly instalments over an agreed number of years.

A mortgage is secured against the property. This means the property itself is used as security for the loan. If the mortgage is not repaid, the lender has the right (as a last resort) to sell the property to recover the money owed.

Each monthly payment usually covers:
• Interest (the cost of borrowing), and
• Capital (repaying the loan itself).

The percentage of the property’s value that you are borrowing as a mortgage, compared to the price (or valuation) of the property.

For example, if you buy a £300,000 home with a £240,000 mortgage, your LTV is 80%.

A tax paid to HMRC when you buy a property in England or Northern Ireland. It is calculated based on the purchase price and is payable shortly after completion (not on exchange).

First-time buyer relief:

If you, and anyone you are buying with, have never owned a property before, you may qualify for SDLT relief on a residential purchase. Under the current rules, where the purchase price is £500,000 or less, you will pay:

• 0% on the first £300,000, and
• 5% on the portion from £300,001 to £500,000.

If the purchase price is more than £500,000, first-time buyer relief does not apply and SDLT is charged at the standard rates on the full purchase price.

Important points to know:

• SDLT is worked out in bands, meaning you only pay the higher rate on the part of the price within that
band.
• SDLT is paid on completion, and your solicitor normally files the return and pays it on your behalf using
the funds you provide.
• Different rules apply in Scotland (LBTT) and Wales (LTT)

An initial indication from a mortgage lender of how much they may be willing to lend you, based on the financial information you provide (such as income, outgoings and credit history). An AIP/DIP is not a formal mortgage offer and does not guarantee that the lender will lend this amount. The final decision is made later, once the lender has carried out full checks and valued the property.

The stage where the buyer’s and seller’s solicitors formally exchange signed contracts. From this point, the sale becomes legally binding on both sides.

After exchange:

• Neither party can walk away without serious financial consequences.
• The completion date is fixed.
• The buyer usually pays a deposit (often 10%), which is at risk if they do not complete.
• The buyer normally becomes responsible for insuring the property from this point.

Before exchange, either the buyer or seller can withdraw without legal penalty (although costs such as surveys and legal fees may already have been incurred).

The day the purchase is finalised and legal ownership transfers from the seller to you. On this day, the purchase money is paid, the transaction is completed at the Land Registry, and you can collect the keys and move in.

The completion date is usually agreed and fixed at exchange of contracts. From this day, you become responsible for the property, including insurance, council tax and utilities.

Money given to you (most commonly by parents or close family) to help fund your deposit, with no requirement to repay it and no ongoing interest in the property.

Lenders and solicitors will usually require the person giving the gift to confirm in writing that the money is an unconditional gift, not a loan, and that they will have no ownership rights over the property.

A type of savings account designed to help people buy their first home (or save for later life). The government adds a 25% bonus to what you save, up to £1,000 per year.

You can usually use a LISA towards your first home if:
• you have never owned a property before,
• the property costs £450,000 or less, and
• you have held the LISA for at least 12 months before buying.

Checks carried out by your conveyancer to identify legal, planning and environmental issues that might affect the property or your use of it.

The main searches usually include:
• Local authority searches – covering planning permission, building regulations, road adoption and local land charges.
• Water and drainage searches – confirming whether the property is connected to mains water and sewers, and where drains are located.
• Environmental searches – identifying risks such as flooding, contaminated land or previous industrial use.

A professional inspection of the physical condition of a property, carried out by a qualified surveyor. A survey looks for issues such as structural movement, damp, roof problems, or repairs that may be needed. It is separate from a mortgage valuation, which is carried out for the lender and does not assess the property in detail for you.

Costs that are paid to third parties, rather than to your solicitor, as part of the conveyancing process.

Common examples include:
• Stamp Duty Land Tax (SDLT) paid to HMRC (if applicable),
• HM Land Registry (HMLR) fees, such as registration fees and title searches, and
• VAT charged on your solicitor’s legal fees (where applicable).

These amounts are usually passed on at cost, meaning your solicitor does not add a mark-up.