So... you're all gonna hate me soon!

[chocolatiers]

Hi, can I ask some probably really stupid questions please as I'm doing this alone and despite not being an idiot in real life I'm struggling... I have accepted an offer on my house and had an offer accepted on a house I love (YAY!!) but now what do I need to do? I have my AIP from my lender and have taken ID etc to the EA I'm buying from. I need a solicitor I know that, are they all kind of the same ball park figure or is there a "cheaper option" so to speak? Do I need to call my lender on Monday and say crack on? Sorry, my ex used to deal with all this stuff and now it's all on me I'm feeling a bit overwhelmed so ANY help at all would be great. Thanks!

Talk to your lender, get some recommendations for a solicitor. Conveyancing is not rocket science but the cheaper ones are slower because they bunch you up with a load of others. Talk to your estate agent too, they may have some ideas (but take with a pinch of salt and research any suggestions). Your solicitor should deal with the other EA.

Are you going through an IFA?

Bear in mind the solicitor your EA recommends will pay the EA for the recommendation. So that's incorporated into the few you'll pay.

Disclosure- I am a property solicitor & my firm doesn't pay EA's for referrals.

I find people only use the EA recommended firm once & then they revert to using a local firm. The EA firms are often massive Licenced Conveyancer companies employing non qualified staff to do the majority of the work.

@DragonTrainer3 what is an IFA?

So find my own solicitor? I was edging toward that anyway, I think I'll just do that, I'll have an ask around for a local recommendation I think.

I wouldn't skimp on solicitor, the huge conveyancing firms Champgagne mentions that estate agents usually recommend can make the process take far longer. No one person would be responsible for your case, so it’s harder to chase up both your seller and buyers solicitors if they are being slow and also firms like this can take ages doing searches. Ask friends or family who have recently moved if they can recommend a solicitor.
If you haven’t already, make sure the property you’re buying is taken off the market and no further viewings done, as until you have exchanged nothing is set in stone and you don’t want them taking an offer from someone else.

It’s good to have a local conveyancer with an office you can get to in person easily because in my experience stuff that should be done easily by phone/post/email somehow seems to take a loooong time and there’s nothing to beat rocking up at reception with actual paper in your actual hand and being able to hand it straight over - at least you know it’s got there! Also being able to call in to sign stuff instead of posting things back and forth is much better.

Your estate agent should give you a few solicitor options. Just pick one. My agent wasn't paid for referrals and my solicitor was excellent.

Have just done a comparison thing and also three local quotes and they're about £1700 on average? Does this sound normal? (Sorry if that's a "how long is a piece of string" kinda question) and another stupid one: is that it? Is that an all encompassing fee? So that's is 100% all my legal fees done and dusted? (I'm aware things may crop up I'll have to pay for but generally speaking) is that all paid for in one lump?

For a solicitor, ask around for recommendations amongst friends, at work, on Facebook. That should get you someone good. If you’ve already picked your mortgage lender check that the solicitor you want is registered with them. It is a pain if not.

£1700 seems about right for a sale and purchase. Does it include local authority searches? I think that’s £400 ish.

And you’ll need a survey on the place you’re buying. The mid priced option is about £500 but if the house is old or unusual you’ll need something more comprehensive.

our solicitors fees were just over £1000 we are in yorkshire so if your south may be more expensive and paid them when we handed over the cheque for the purchase (cash buyers) so on completion

This is the purchase side of things?

I'm in the north east.

there’s nothing to beat rocking up at reception with actual paper in your actual hand and being able to hand it straight over
This!
We got advice from a colleague and have happily recommended the same solicitor.to others.

Do not use a solicitor recommended by an EA and I promise you the one thing it is worth spending money on is a decent property conveyancer and I wouldn't use one of the cheap ones where you only deal with them remotely. It is really worthwhile spending money on a solicitor - I can't stress this enough. Our solicitor saved us more than we spent by getting certain things dealt with that were difficult (boundary issues etc).

Such brilliant advice, thank you everyone. I'll definitely go local and try and get personal recommendations for one. I know it's not something to scrimp on, I just wasn't sure if I may get taken for a ride or not. I'll get on it first thing.

Sorry @chocolatiers just came back from work. IFA = Independent Financial Advisor.

Do you need a mortgage for your purchase? The reason I ask is because some lenders will only deal with certain solicitors on their panel. If you have chosen a lender it may be worth finding out which firms they deal with.

I do yeah @Cottipus it's on my list today to call Natwest anyway who it's with so I'll be sure to check if I need to use a specific person, I really hope I don't.

I've just been asked if I want quotes for a building survey? Is this something I do myself? I was under the impression for some reason that it's the estate agent that does it?

I was under the impression for some reason that it's the estate agent that does it?
This is a similar question to your solicitor question.
You are buying a house, one of the most expensive things you will ever buy in your life. It's worth paying the money to make sure that everything is as it should be. Find someone who has your best interests at heart, who works for you, who isn't swayed by the seller's estate agent.
Appoint your own trusted advisers.

Yes, again you can get recommendations from friends and colleagues locally or from your solicitor.

I've just been asked if I want quotes for a building survey? Is this something I do myself? I was under the impression for some reason that it's the estate agent that does it?

The survey will be instructed by your bank. The bank requires a valuation survey to confirm that the house you are buying is worth the price you offered (in case of re-possession, they need to know they can get their money back). Your lender will most likely insist on using a company they trust and you will have to pay for it.

You then are interested in either a Home buyers survey or Building Survey. The latter is a more detailed inspection of the house. As pointed out by a PP, if the home is old or unusual you might want to pay more to have a Building Survey.

We had a Home Buyers survey for the house we bought and used the Bank's surveyor to complete it. I believe others will have the bank do the valuation survey but have their own surveyor to complete the Home Buyers or Building

Depends on the age of the house you are buying, but you probably want home buyers as a minimum. More likely a full structural + electrics