Speedy Conveyancer - recommendations needed

[Photogemic]

Hi,

So looks like my mum has finally found a house after near 18 months of being out bid etc. She's found a new build by a local builder and is a cash buyer so she is skipping the searches and survey and struck a deal with him. However, for that deal to go through she has to promise that everything will be done within 8 weeks. Since there are no searches / surveys required I'm thinking this can be done easily. However, we're not sure who to use in terms of a conveyancer. The one the EA recommended (for some reason we can't use their normal one) has come back with an extortionate quote (over £1,200 in just legal fees not incl the extras you have to pay such as identity verifying etc plus VAT isn't included).

So what I want to know is does anyone have any recommendations for a conveyancing firm that did theirs quickly and had a good experience with?

She is so eager to move after living with me and essentially being homeless and not being able to put down routes (she does not want to live in London where I am and is a country girl at heart). So I just want to make sure this goes through for her.

Much appreciated!

Thanks!

This is very bad advice.

One. there is no way of telling that the builder has title to the whole area
Two. the two houses could be built on land from totally different titles.

searches can be turned around in a day by any competent company.

any decent solicitor will refuse to get involved with a transaction of this sort because establishing title is a cornerstone of conveyancing.

ive got 35 years of experience in conveyancing and have never come across anyone behaving in this way. Its frankly stupid.

I didn't mean that the firm won't do DD but on a small development it's incredibly unlikely that each is on a separate title and separate planning consents so there would be a time saving for the DD as opposed to someone starting from scratch. Yes, that firm could have done a bad job but so could anyone unless you have a personal recommendation for someone amazing - who will be far more that the OP wants to pay.

I'm impressed if you manage to get your local searches back in a day - it's definitely better than. the bad days of summer 2020 but they're definitely not instant!

That’s unwise op. I’m currently buying a house with cash and I’m going through a full level 3 survey and searches. I need to move quickly but don’t want an expensive mistake.

Also a new build estate near us is actually sinking! Never skip these steps.

😂😂😂 You're looking for a needle in a haystack. They all take ages. Anywhere from 3-6 months from start to finish.

Op I feel for your mum's situation but be wary if the builder has pushed for no survey or searches.

I have bought and sold seven properties with Cunningtons solicitors over the last two decades and they are always excellent. They turn things around on the same day and their efficiency is legendary.

They even have an app that shows you exactly how far the sale has progressed. Check out cunningtons.co.uk

No survey is one thing but no searches on a new build is simply foolhardy.

£1,200 plus additional isn’t extortionate at all.

This has all the makings of marry at haste, repent at leisure!

It really is not at all unlikely.

”patchwork” titles are very common. Any9ne with conveyancing experience knows this.

there is no reason for searches to take weeks - it is because the company you use has a backlog.

even a complex title investigation (one that is charged by the hour, so not a routine title search) will not take weeks.

As I’ve said now in a previous post we’re going to have searches done now and I will sort that out for her.

she is keen to move as after being homeless (well not having her own home and being in a city she hates) for nearly 2 years has taken its toll on my mum and she just wants to start the next chapter of her life. I get that she is fortunate to be able to afford a place but at 70 years old she has worked damn hard to get there.

So searches will be done and once again any recommendations for actual companies please!

Actually you’ve said you’ll think about the searches. I would also recommend surveys because the trimmings part is where snags are going to happen on a new build. I get your mum wants to move but imagine the stress if the house subsides? Or if there are some major snagging issues that mean the shower leaks or the back door isn’t safe? Your mum has every right to not do a survey but buying a new build isn’t a guarantee that everything will be ok. Neither is the fact that another family is already living in a house, contractors could have changed and generally as they approach the end of the development the developers can sometimes care less because they’ve sold the plots and got the money.

People are telling you that the quote you have isn’t unreasonable, ask on FB for a local high street one and there are a few suggestions in the thread already.

Haven’t RTFT but please do searches! We bought a new build from a small, local builder and the searches turned up a lot! A lot can (and did) go awry when setting up new utilities, tax accounts and addresses, plus there were TPOs, restrictive covenants on the original plot, the works!

Oh sorry, I can see you’re doing searches, phew! We also did a survey and it picked up a few issues

Whatever your DM thinks, no solicitor worth their salt would advise she's ready to exchange unless searches had been done - it's basic due diligence and is not related just to getting a mortgage. Based on your OP, I would definitely not be skimping on quality of impartial legal advice or process for the sake of cost.

Never buy without searches. Is developer worried a search will show its been build on an area that floods? The developer sounds dodgy to me. It would put me off buying from them tbh.

I know it’s not what you want to hear but I wouldn’t buy without a survey especially a new build. The quality can be poor where builders cut corners. No conveyancer can guarantee it will go through in 8 weeks. If they do they are lying. Your mum is a cash buyer with nothing to sell they will not want to lose her in the current climate. Do not allow your mum to be bullied by developer/site agent.