Conveyancing not ending - what can I do

[FTBldn]

fitst time buyer, chain free on both sides, offer accepted in late November 2024 and mortgage accepted first few days of December 2024.

Told solicitor and estate agent from day 1 wanted to complete ASAP and before stamp duty change (obviously since missed that already).

I have been in unstable sublets (moving every bloody month), living out of suitcase, incurring more costs as London rents are crazy high because I don’t want to get tied into yet another long tenancy contract when I’m about to buy.

My solicitor is just so vague when answering my queries and refuses to give a time estimate because I don’t know how long to get a sublet for, and I have no idea when I can actually move. It’s really getting me down and I’m so stressed not to mention costing me so much extra I wasn’t expecting as from day 1 hoped for a quick exchange.

what if anything can I do to speed things up as solicitor doesn’t seem to care at all?

Hi OP. what have the estate agent and your solicitor told you about delays? where are you in the process. What exactly is holding it all up? Is your seller still keen to go ahead or if not you need to know asap. I would get on the phone to them now and talk about it. Next stage i would be giving an ultimatum and be prepared to walk away and look at other properties. A first time buyer who is chain free is in a very strong position in the market.

what if anything can I do to speed things up

You really need to discover what specifically is holding up progress.

Ask the solicitor, "what is outstanding before you will be ready to exchange?"

Once you know that, then you've got a starting point to deal with specific points.

I'd approach selling agent to ask seller if there's any hold up their end. Sounds like your solicitor is useless to be frank. Have they even done searches etc? If they haven't, change solicitor to someone more proactive

Almost in May and still in limbo. No idea how much longer things will be. I don’t really know the exact hold up as my solicitor is still so vague. Even if l ask clear questions, break down my email clearly he will reply vague/bluntly. Last email from him was to say they were still reviewing and only once finished reviewing will they update me. Chasing them doesn’t help matters as they seem to get pissed off and reply with something that doesn’t give me any further idea on how things are progressing. (I’ve always made sure to be polite in my emails and never accusatory or pushy).

Have been speaking to estate agent too who is at least more open and reassuring than my solicitor but I fear they’re just saying what I want to hear, there’s no evidence anything is actually happening and moving forward. “Our vendor is actively chasing and will follow up again tomorrow.“ “Hopefully we will hear this week”

I fear it’s too late to change solicitors now, the idea of starting all over again with no guarantee of it being much quicker😓

@FTBldn Out of interest, is your mortgage lender paying your solicitor fees? Mine did, part of a package (I think) for first-time buyers where I chose from a list of solicitors. I chose the one with the least awful reviews, regret not just arranging my own solicitor tbh.

Anyway, when I hit a brick wall, I whinged to mortgage provider who stuck a firework up their backside.

What has been done op? Have you had your searches back?

Yes I wouldn't change solicitors at this stage but I would complain about how your solicitor is responding to your questions. If there is a problem in the conveyancing you should be told what it is. If there is no problem, why is it all taking such a ridiculous amount of time?

I would phone Reception and ask who their manager is and then ask to speak to that person - put in a complaint and ask why it is all taking so long and why you can't get a straightforward answer to your questions. You're the customer not a nuisance. Your solicitor sounds arrogant with poor people skills.

I would be calling everyday. This easily should have gone through by now! I feel for you. Is the EA chasing? Can you physically go their office? Would you want to give an ultimatum, it might be the fuel that restarts the fire.

Is it a proper solicitor or one of these online cheap ones?

Stop being so polite, ring and ask exactly what the holdup is, specifically whether it’s your side or their side, and if you don’t get a clear statement ask to be put through to their manager immediately (they probably won’t so you’ll need to ring back).

Ultimatum.....
If I am not exchanged by (date) I will be pulling out of the purchase.
Be prepared to stick to this!!

Worked for me recently, suddenly everything happened very quickly.

My DD is in the exact same position. Offer accepted end of November. Chain free. First time buyer. Vendor also keen to sell. Just unbelievable.

You need to phone them. I know you may not want to -no-one does these days but it is much harder for them to dodge on the phone.

If there is no online tracker to show what you have got and is outstanding then have a list ready to ask them. Don’t get off the phone without an answer.

You’ll never get a straight answer on email.

I’m amazed the agents haven’t expedited this for the vendor. I would start talking deadlines. I also believe in using a solicitor with a nearby office!

There are basic standards that a conveyancer needs to adhere to . One of them is clarity. It's OK for them to say they will review the papers once they have received everything, but they should be able to tell you exactly what is outstanding. Most of them use a case management system where they tick off things as they arrive, so it should not be hard for them or a colleague to look at your file and explain what is outstanding.
I would email again saying that you have asked them repeatedly to explain what is holding things up, and have still not had a coherent explanation from them. Ask them to confirm that all the searches are back, and that they have the mortgage offer .Say that you are currently homeless due to the delay and so would appreciate them doing what they can to get things moving. Copy in the senior partner. Then call everyday.
If you are buying a flat, it is very likely that the delay is getting the necessary info from the seller and the management company/freeholder re service charges.So check with the estate agent if they know whether that has been supplied ( normally 3 years accounts, a copy of the building insurance if relevant and an estimate for any future works, with details of any sinking fund and proof that the seller has paid everything up to date.) The agents can chase for some of this, and sometimes it depends on the seller paying the freeholder/managing agents for providing the info.
Of course, it may something different but my experience was almost this.

I’m a solicitor and sympathise. I ended up answering all outstanding queries for 3 parties to get my purchase past the line and my health suffered for it. Definitely complain using their complaints procedure and ask for the outstanding matters to be clarified. Post on here again and some of us may be able to help.