How do I get into online tracking and who else can see my case?

Once you have instructed us we will send you a password and a username to access your online case. The online system enables you to view what of the major stages of your transaction have been completed.

Your user name and password is unique and cannot be accessed by any other client. We will issue the same user name and password to the broker and/or agent who are involved with you as this also helps them to identify what is outstanding.

They can then be helpful in chasing other parties for outstanding information. If you do not wish us to issue the details to your agent or broker please let us know in writing.

When do I pay the deposit?

If you are buying and selling then generally we will use your buyer’s deposit to put down on the property you are buying. Therefore if you are buying and selling simultaneously we won’t trouble you for a deposit.

If you are buying only then we will need the deposit just before exchange of contracts. Once we have the searches back, when we have your mortgage offer and when the seller’s lawyer has answered all of our relevant enquiries we will prepare a report which is usually emailed to you, unless you want to attend, or if you don’t have email. In that report we will ask you for the deposit. Made payable to us, the maximum you will have to pay is 10%.

If you are raising a 95% mortgage you will pay 5%. If you are raising a 100% mortgage then you may have to pay a nominal deposit which will be returned to you on completion. This will be explained in more detail in our report.

How long does it take?

What a question! And it’s not one that’s easily answered. The National average is actually about 11 weeks from beginning to end.

Realistically it depends on how many people there are in your chain. Even one buyer and a seller are relying on each other to undertake their respective parts of the transaction promptly. A delay by one affects the other. This is why it is so hard to say how long it will take.

What is a search?

Actually there a number of searches a lawyer will typically make. For instance environment searches are more and more usual, especially as the Government is creating a register of contaminated land throughout the Country. Conveyancing lawyers will be concerned to ensure their client’s properties are not on the register.

However, when people talk of searches they usually refer to the Local Authority Search. This can take as little as a few days or as much as couple of months. It depends on how busy the councils are, where the council is and what enquiries are being made. Nowadays personal searches are rarely quicker.

The search will check to ensure there are no planning breaches, that there are no financial charges registered by the local authority and amongst other things that there are no enforcement proceedings or compulsory purchase orders.

When will I have to pay you the balance of the money due?

Once you have exchanged contracts we will work out the balance that is due after any initial payments, deposits etc. We will need any funds from you to pay stamp duty and land registry etc.

We will let you know as soon as possible but please be warned if there isn’t much time between exchange and completion we could be asking you for money the day before you move. This is especially true if you are buying a leasehold property because we are relying on other people to let us have statements of what the current state of play for rent is.

Also when you are buying and selling we have to get redemption figures on any existing mortgage before we can work out your statement. We can’t always get that info quickly. Therefore if you want to move quickly after exchange you must be prepared to do some running around to get us the money.

It shouldn’t be a problem if we have plenty of time between exchange and completion. We will need funds cleared in our account before completion.

My mortgage offer is wrong what do I do?

You will need to tell us and then speak to your mortgage company or broker to have it amended. If it is a minor change they may do it by letter. If not they will have to issue you with a new offer.

Please double check that the price you are paying for the home and the price stated as the purchase price on your offer are the same. If they are not we are going to have to call upon the mortgages ourselves to reissue a new offer at the correct price.

What time do I get the keys on the day of completion?

If you are just buying we will get any funds we need from you and will have your mortgage money. We then send the funds to the seller. We have our own bank terminal and so send funds ourselves to speed matters up.

Once the seller has the funds he will call the agent to have him give the keys to you. Usually it happens mid morning to lunchtime. There is no set time but once we have paid for it it is yours. However the seller has pretty much all day to move out!

If you are buying and selling we suggest you leave one set of keys with your sale agent. Once finished packing leave the balance of the keys in the house and make your way to the agent you are buying through. He will usually have the keys to your new home.

Once we get your buyer’s money we have your sale agent release your keys and we immediately send funds on your purchase. Once the seller’s conveyancer gets the funds from us he will call the agent on your purchase and authorise them to release the keys to you.

Should I have a survey?

As far as your survey is concerned we would recommend that you consider obtaining a comprehensive report on the structure of the property. There are various types of survey you can obtain, varying from a full structural survey to the most basic valuation. The latter is not survey rather a valuation of the property carried out on behalf of your mortgage company for their own benefit. Consequently you are unable to place any reliance on the content of this type of report. You are urged then to obtain independent and qualified advice over and above any mortgage valuation before proceeding. If you do not have a surveyor then perhaps your broker or agent can recommend one to you. If not, then please contact these offices and we will put you in touch with a qualified surveyor.

What about Building Insurance?

A property should be insured by the buyer usually from exchange of contracts. Generally flats are insured by the landlord and you need take no further action. You may however wish to check this with us first or refer to the report we send you prior to exchange. Houses should be insured not necessarily for the price paid but for the estimated cost of rebuilding following a fire, to include clearing away the damage and architect's fees - Sometimes this is much greater then the actual market value. If you have a mortgage, the lender can deal with this. Otherwise you will need to make your own arrangements and speak to a surveyor to get rebuilding costs as quickly as possible.