The importance of choosing the right Conveyancing Solicitor for your home sale or purchase cannot be underestimated.

On average, an estimated 35% of UK property transactions fall through after an offer has been accepted. At Fridaysmove we work with the best and most communicative Property Lawyers to ensure your move doesn’t suffer the same fate.

Your conveyancing lawyer will have expert local knowledge, technical expertise to protect both you and your investment, and digital links with local authorities. This enables us to provide you, and all our customers, with an unparalleled conveyancing service.

Once you choose Fridaysmove, you will get your Solicitor’s direct line, a iron-cast Conveyancing Fee Guarantee (absolutely nothing is hidden in our terms and conditions), and a no move no fee promise. Your assigned Solicitor will be your one point of contact, right through to the successful completion of your move.

We are here to make your move happen so call us on 033 0660 0286 or get a free Conveyancing Quote online.

Have you ever wondered what Conveyancing Solicitors do?

If you are selling a property, your Conveyancing Solicitor will draft a sale contract and handle a series of legal enquiries made by the buyer's solicitor.

If buying, your Solicitor conducts thorough due dilligence into the property's title, the land upon which it sits and local and environmental issue. They make sure that the seller actually owns the property, that any mortgage is correctly administered and that the property is correctly registered with the Land Registry.

If the property is leasehold, further enquiries must be made about the lease itself, as well as any obligations you will have as the owner such as Service charges, ground rent, repair obligations and responsibility for costs of upkeep and repair.

It doesn't end there either as Property Lawyers must consider a whole number of other factors depending in the property and its location;

Think you have found the Best Conveyancing Quotes?

Conveyancing's big secret is that you don't always get what you pay for. In fact, a higher price doesn't ensure higher service or speed at all. There are slow, expensive and old-fashioned lawyers - and there are nimble, efficient Conveyancing Solicitors who care about their reputation, and charge an unbeatable rate for unparalleled service. The best conveyancing quotes are those that include everything, with no hidden fees.

The Truth about Conveyancing Quotes

Many Conveyancing Solicitors' don't actually provide a Fixed Fee Quote, they give variable estimates. Some advertise a low upfront cost, but when it comes to complete the sale or purchase of your home, the final bill will be much bigger.

A common excuse for this practice is that the exact details of individual cases vary, and your Solicitor might have to do additional work to make sure that the process is a success. Even if yours is one of the rare cases which do become more complex, most additional costs are entirely predictable. These aren't rare at all, but expenses which commonly arise during most Conveyancing transactions, and which should be made clear upfront.

For example , many Solicitors hide additional fees in their terms and conditions for things like:

• Bank Transfer Fee
• ID Fee
• Bankruptcy Search Fee
• SDLT (Stamp Duty Land Tax) Form Fee
• and of course, an Admin Fee!

(See our comprehensive list of hidden conveyancing fees chaged by many Property Lawyers).

The following are a few examples of issues taken into account by Conveyancing Lawyers:

The impact of Local Development Projects

All local authorities will have development plans for their areas within their planning departments and these are not released to Conveyancers as part of the local search result, although reference is commonly made to their availability for inspection. We recommend that you must visit the local authority to inspect these plans in the event that you have any concerns regarding the Councils proposals for development within their area, particularly if your property benefits from views over, or is adjacent to, open land.

There are many new developments springing up in Isleworth including in Riverside Mill, Osterley Crescent, Twickenham Road and many more places.

Your Solicitor will be aware of the procedures involved with properties that are new build, as procedures can be a little different. A completion date has not always been decided by the time of contract exchanges. Any cash incentives that are offered by the developer should be looked into by your Conveyancer.

Planning Permissions and Building Regulations Consents

If you believe works have been carried out on a property you are buying, that may have required local authority consents (such as an extension, or other structural works), you should raise this with your solicitor as soon as possible.

Searches may reveal breaches of local authority consents, but they will not reveal whether works have been commissioned without formal consent. It is your responsibility to highlight any such works to your conveyancer. In addition to extensions, works could include, for example, the removal of structural walls or the conversion of a garage or loft space to create additional living accommodation.

Planning Permissions and Building Regulations consents may be supplied by the Seller. Where conditions have been imposed then please check from your own personal knowledge of the property that the Seller has met the conditions.

Missing Building Regulation Approval

Where there is no evidence that Building Regulation Approval has been obtained for works carried out by the seller, if they were completed more than four years ago it is unlikely that the council would take any enforcement action. The only circumstances in which the council would take action is if the property is a threat to health and safety. A surveyor should usually recognise this, but your solicitor may advise obtaining indemnity insurance against the council taking any action. This not only will give you the benefit of piece of mind, but may also be required by your lender.

Applying for a change of use

Note that your solicitor will assume that the property is to be used for residential purposes unless you specify otherwise. In the event that you have a different proposed use, such as conversion to retail premises, be sure to raise this.

If you are considering a change of use, you should consider whether or not this could adversely effect the value of the property. It may be prudent for you to check with the local planning department and see what the chances of an Application for Change of Use would be.

What is a Tree Preservation Order (TPO)?

Written consent of the Council must be obtained before trees at the property subject to a Tree Preservation Order are lopped, topped or felled. Tree Preservation Orders are made by the Council under the Town & Country Planning Act 1990, and associated Regulations, in order to protect individual trees, groups of trees, and trees in defined areas or woodlands.

With few exceptions (the exemption being fruit trees in commercial orchards), it is an offence to top, lop, fell, uproot, wilfully damage or wilfully destroy a tree protected by an Order, without the formal written consent of the Local Planning Authority. If you remove trees or do work to them without permission you could be prosecuted. You or your tree contractor can usually apply for work to protected trees on standard forms. If you want to remove trees, you may be required the Council to plant replacements of the same species and in the same location.

Trees within a Conservation Area

Trees make an important contribution to the character of the local environment. Anyone proposing to cut down, top or lop a tree in a conservation area, whether or not it is covered by a tree preservation order, has to give notice to the local authority. The authority can then consider the contribution the tree makes to the character of the area and if necessary make a tree preservation order to protect it.