Conveyancing solicitors

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  • Guaranteed fixed fees
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"Excellent service at great value"

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Mr John MacPhee, Lookers PLC

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Conveyancing quote - Our Guarantee:

Fixed fees - with no hidden costs

Unlike many solicitors, our Fixed Fee guarantee really is fixed, with no additional changes in the small print.

Cheap conveyancing solicitors

Affordable CQS-qualified property lawyers - In addition to unbeatable cheap rates, our exceptional standard of service is recommended by 97% of our clients.

No sale - no fee guarantee

With the Fridaysmove 'no move, no fee' promise, you will not pay any solicitors fees if your property transaction does not go ahead.

Fast completion

We work hard to ensure every client's legal work is completed as soon as possible. However, if you need a particularly rapid completion date, for example, a less than 28 day auction completion, we can assist. Call us on 033 0660 0286.

Updated: 13/04/14 by

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 diligence 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 your lawyer must consider a wide range of other factors depending in the property and its location.

Think you have found the Best Conveyancing Quotes?

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 solicitors who care about their reputation, and charge an unbeatable rate for unparalleled service. The best conveyancing quotes are those that clearly state everything they include, with no fees hidden in the terms.

Quotes vs Estimates

Many firms don't actually provide a Fixed Fee Quote, they give estimates instead. 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 are often expenses which 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 fees).

The following are a few examples of issues taken into account by property solicitors:

Conservation in UKLandregistry in UKPlanning in UK

Conservation Areas

If you live in a conservation area, you have to obtain permission before making changes which would normally be permitted elsewhere, to ensure that any alterations do not detract from the area's appearance. These changes include certain types of cladding, inserting dormer windows, and putting up satellite dishes which are visible from the street.

Under legislation introduced in 1995, local authorities can make further restrictions on the kind of alterations allowed, depending on how these might affect the key elements of buildings in the conservation area. Examples might be putting up porches, painting a house a different colour, or changing distinctive doors, windows or other architectural details. The local authority has to have good reason for making these restrictions, and must take account of public views before doing so.

To many owners, any tighter restrictions or additional costs, such as for special building materials, are more than outweighed by the pleasure they derive from living in such an area.

The Land Registry

All title plans tend to be to a small scale and do not show precise boundary features. You should always satisfy yourself from your own knowledge of a property that the plan accurately shows everything that you expect to be buying. Any discrepancies or questions should be reported directly to your solicitor.

Plans may indicate that a property benefits from a right of way along a private access road. This is an attractive proposition to buyer seeking more privacy or peace and quiet. However, such rights are often subject to an obligation to contribute towards the upkeep of this road, precisely because they are private and therefore not maintained by the local council. In such cases, we recommend that buyers check the condition of a property before they make a final commitment.

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.

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