All posts by Gaylene Schultz

who pays conveyancing fees

Get to know who pays conveyancing fees

Solicitors are an indispensable component of any real estate transaction. They are the custodian of law. They advise parties to a transaction on how to go about the sales. Without them, buyers, sellers, and any other party that is involved in conveyance can make mistakes that might cost them financially or legally.  Given their roles, it is just fair that solicitors be given due compensation. Anyone who hires a solicitor for conveyancing will have to pay solicitor fees. Solicitor fees make up most of the conveyancing fee. You are the one who pays conveyance fees to solicitors and third parties. Most people believe that only buyers and sellers should pay conveyance fees. Other than buyers and sellers, there are many other people that are involved in soliciting. All the people that make part of the conveyance are the once who pays conveyance fees.

Buyers need solicitors in each step of conveyancing.  They have to engage solicitors from the time they identify a property of interest until when the property is sold, and all documents are filed. Buyers’ solicitors usually continue with their work long after actual property transaction. Solicitors help buyers draw conveyance drafts and contracts. They also help in property research. All these services that are offered by solicitors must be paid for by buyers.  Conveyance fees that are charged depend on the amount of work the solicitor will have to do.

Sellers also need solicitors. Solicitors act as intermediaries between buyers and sellers. They communicate sellers’ terms of sales to the buyers. Solicitors also help buyers in settling out their mortgage once they receive money from buyers’ solicitors. Buyers are never present at the settlement or completion of conveyance. They delegate this duty to their solicitors. The solicitor must keep his client up to date with everything that happened during completion. Conveyance fees for sellers’ solicitors are usually different from that of buyers’ solicitors. This is because the nature of work that a buyer’s solicitor does is distinct from that of a seller’s solicitor even when the two are involved in the same transaction. The two parties belong to different sides of the coin

Freeholders also need solicitors in their real estate transactions. A freeholder does not have to be a seller. A good example of a freeholder who is not a seller is a landlord. A landlord is not permanently exchanging his property. Therefore, he cannot be referred to as a seller. Owners must come up with rules that govern tenancy of their properties. These rules must conform to the law. Solicitors know which rules apply to tenanted properties. They are the ones that are best suited to help landlords come with proper tenancy agreements.

Real estate insurance firms must also use the services of solicitors.  Solicitors help insurance companies to come up with real estate insurance policies. This is because the solicitors know more about trends in real estate and how insurance companies can take advantage of changes in real estate ownership. Insurance firms also need solicitors to mediate between them and homeowners in case of disputes.  A new home buyer must work with a solicitor for an insurance firm if he wants to get his property covered. The buyer may have to pay solicitor fees for the insurance firm’s conveyance. Otherwise, it is the duty of the insurance firms to pay their own solicitors.

conveyancing quality scheme

What you need to know about conveyance quality scheme?

Conveyancing Quality Scheme (CQS) is a special program that residential conveyancers who are registered by the Solicitor Regulation Authority are invited to join. Membership of the conveyance quality scheme means that a solicitor is committed to the best conveyancing practices possible. It is like an additional certificate that guarantees a solicitor a successful career in conveyance. CQS has his own standards and protocols. A firm that is joining CQS must be ready to change its standards of practice to match those of the program.  CQS is beneficial to both solicitors and their clients.

One of the things a client will look for in a solicitor is the qualifications that he has for the job. Clients are just solicitor’s bosses. They want the best out of their workers. One way of getting the best out of an employee is by ensuring that he is respected in his field.  CQS membership shows that a solicitor is properly qualified to offer conveyance services.

Conveyancing Quality Scheme Incentives

CQS offers solicitors various incentives for improving their performance.  CQS has a set of standards that solicitors may use in their day to work. These standards are derived from previous experience in conveyancing. They help conveyancers avoid inadvertent mistakes that they could make if they did not know how to go about certain situations. The standards are similar to the codes of ethics of the Solicitor Regulation Authority. They reinforce rather than negate the importance of codes of conduct of the SRA.

Members of CQS are the best in their business. CQS accept only those solicitors who have been approved by the SRA. These solicitors are further trained on the best conveyancing practices. Training seminars are organized regularly.  CQS brings together many solicitors. A solicitor, especially the young ones, gets an opportunity to learn from his colleagues.

CQS Best Practices

The CQS also ensures that a law firm is well connected. In their day to day work, solicitors need insurance firms, mortgage lenders, insurance  firms and solicitor regulators.  Buyers  expect solicitor to  is well connected to a mortgage lender. A solicitor who knows a mortgage lender will easily help his client get a loan. Mortgage lenders trust solicitors who are CQS members. This is because CQS stresses on best practices and ethical behavior. A solicitor with CQS membership will also easily help his client get insurance covers. Mortgage lenders and insurance firms have solicitors that they prefer working with. A borrower who hires a solicitor that is not on a mortgage lender’s list may have to pay fees for the mortgage lender’s solicitor or be denied a loan.

Solicitors who have CQS membership are relatively safe from the wrath of solicitor regulatory authorities. Every solicitor is bound to make a mistake. Some clients take even the smallest mistakes too seriously. A client can complain to a regulatory authority about a mistake and have a solicitor’s certificate suspended. CQS can intervene on behalf of its members. It can advise clients on how to solve the problem in a more simple manner rather than appeal to the Solicitor Regulation Authority.

law society solicitors

How law society solicitors are regulated

The law society is the body that is responsible for registering and regulating lawyers. Solicitors are technically lawyers. They operate under the guidance of the law society. The law society solicitors must adhere to the standards of operation of the law society. The duty of the law society is to ensure that solicitors work to the best interest of their clients. Instances of malpractice are strictly dealt with. The mandate of the law society is wide because they manage all kinds of lawyers. They, therefore, liaise with other bodies that are directly in charge of solicitors to ensure that conveyance is carried out with strict adherence to the law. One such body is the Solicitor Regulatory Authority (SRA).

Solicitor Regulatory Authority

SRA has put forward ten principles and even more codes of conduct. Principles of soliciting are rules that solicitors must adhere to in their practice. The principles stress upon honesty and integrity. They protect clients from exploitation by dishonest attorneys. Codes of conducts are a general guideline for soliciting. They are essential steps that a lawyer can follow in conveyancing. Codes of conducts are not hard and fast rules. They are derived from the experiences that solicitors have had in their practice. They may change according to particular situations.

The law society registers soliciting firm. A registered firm is given a certificate of operation. This certificate is renewed periodically. It shows that a company is competent enough to offer soliciting services. One such firm that has been duly approved to provide conveyance services is the NBMLaw. NbmLaw offers conveyancing services in the UK. Other registered soliciting firms are Madiya Ahmed, Shamlee Sandeep and Naziana Bibi.  Solicitors such as these are accredited to offer conveyance services.

Even with the strict code of conduct, some solicitors still choose to swindle their customers. Cases have been reported of solicitors charging high fees or failing to disclose stamp duty reports. Malpractice in conveyance is taken very seriously. A solicitor can have his practice suspended if found guilty of misconduct. Some have had their certificates withdrawn by the Solicitor Disciplinary Tribunal.

Solicitor Disciplinary Tribunal

It is the responsibility of the Solicitor Disciplinary Tribunal (SDT) to take action against any solicitor that is suspected of malpractice. SDT usually undertake thorough investigation before arraigning a solicitor. Complaints by clients induce STD investigations. STD reviews documents, case files and performs background checks on the solicitor during the investigations. These investigations are usually kept secret from the solicitor until substantial grounds for retribution are found.  The investigation can take as long as six months to complete.

Before punishment is carried out, a solicitor must be given a chance to absolve himself.  A hearing is arranged where the solicitor is informed of charges against him. He is then given the opportunity to respond. Because solicitors are lawyers, most of them never hire a legal representative. Very few lawyers who are arranged by the Solicitor Disciplinary Tribunal (SDT) manage to escape without some sort of punishment. Investigations of the SDT are thorough, professional and very conclusive. Even the best-trained solicitors can not challenge a finding of malpractice during the investigations.

disbursement definition

The basics of disbursement definition

Buyers are expected to pay disbursement fees during conveyance.  Disbursement fees are costs associated with buying a property. The disbursement definition given above does not include fees charged by solicitors or the actual costs of conveyance. These are different charges that are paid for by the buyer or seller through solicitors. The charges cover the cost of acquiring documents that are necessary for conveyance. These disbursement costs are usually fixed and are much lower than solicitors’ fees and cost of property.

Some disbursements are paid during conveyance while others after completion of sales. Those paid after completion of sales are for facilitation of property registration. The fees during conveyance are mostly for research purposes. Some solicitors include disbursement fees in their quotes. It is important for a buyer to verify whether disbursements are a part of the solicitor’s fees. Other solicitors may ask you to pay a fee just before each research is undertaking. You may also be spared the burden of paying disbursement fees until a conveyance is successfully completed.

Most important disbursement fees

Local Searches

One of the disbursement fees is the Local Search fee. This fee is paid in exchange of information from the Local Council of the district that the property is located. A buyer must know of all state development plans that affect his property. He must know whether a local road is privately or publicly maintained, or whether there is any railway line under his garden. This information is usually recorded in the Local Council offices.

Water and drainage research

The other disbursement fee is the water and drainage research fee. This fee is paid to the water supply and drainage. Water and drainage research elucidate how much water a property gets and how it is drained. The source of water and methods of processing the water are also included in the search. The search reveals property owners responsibility to the water company. Wastes emitted from properties must be handled in specific ways. Information about waste management is one of the results of water and sewerage research.

Land Registry search

Land Registry search fee is another disbursement fee. It is one of the most important disbursement fees. The Land Registry is responsible for keeping a record of all land owners. The Land Registry must record any changes in ownership. A buyer must confirm that the seller is indeed the owner of the property. Sellers usually send buyers a copy of title deed before exchanging contracts. This copy must be reviewed against the record in the office of the Land Registry. Changes in property registration such as the presence of a new mortgage or bankruptcy of the seller affect property ownership. A buyer who proceeds with conveyance despite these changes faces the possibility of disputes over ownership in the future.


The property can only transfer when the seller has properly paid taxes on the property. Also the buyer has to pay taxes such as stamp duty tax for title deed to transfer.

These are the most important disbursement costs. There are many others. Conveyance is studded with disbursement costs. Not all these costs are paid for by one buyer or seller. The amount of cost you are paying for depends on what you are buying or selling. The more complicated conveyance is, the higher the disbursement cost becomes.

solicitors in Wakefield

The role of solicitors in Wakefield during conveyance

It is almost impossible to sell real estate without the help of solicitors. Conveyance is highly complicated and law-intensive. Only the trained and experienced people can successfully undertake conveyance. Having solicitors in Wakefield enables buyers and sellers to concentrate on other things and not the intricacies of property transaction.  Solicitors are involved in conveyance from the time a buyer identifies a property on sale till full purchase and registration of the property. Full registration of newly sold properties usually extends way beyond completion of conveyance.

Solicitors duties during conveyancing

Solicitors are the mouthpieces of buyers and sellers. Buyers and sellers rarely meet. Online conveyance has made a meeting between buyers and sellers even rarer. Sellers usually draw drafts detailing their terms of sale. The price of the property and completion date is included in the draft.  The seller’s solicitor then gives to the buyer’s solicitor his client’s draft. A seller’s terms of sale cannot be necessarily agreed on by a buyer.  The buyer may draw his own draft indicating changes he wants made in the seller’s terms. The two eventually come to an agreement and draws a final contract. It is the final agreement that guides conveyance. A buyer is usually expected to pay a deposit once he exchanges the contract with the seller. After deposit paid, the contract is legally binding, and the buyer and seller are required by law to carry on with conveyance till completion.

Solicitors help in mining for documents that are essential in the conveyance. A seller is expected to have a genuine updated title deed of the property in the market. His buyer must look for this document in the Land Registry. If Registered Title is required, the solicitor will get this too from the Land Registry. The Land Registry usually charges a small fee for these documents. The fee is different from the solicitor’s fee. The buyer’s solicitor must also get a copy of Title Deeds from the Land Registry.


Solicitors help buyers find out the background of property. Structural integrity and physical appearance determine the price of property. A seller can state a price that does not match the condition of the house. It is the responsibility of a solicitor to find surveyor or a valuer to help in evaluating a property before the purchase. Information gathered from the evaluation will enable a buyer to approximate what he will spend in buying the property.

Solicitors also help in water and sewerage research. A seller’s need for water and drainage can be different from that of the buyer. The buyer must know adequacy of water supply to a property so that he can make arrangements for more water supply. He also needs to know the source of the water and how the water is treated before it pumped to the house. The solicitor must also research about mining activities in the area around the property. He must note down harmful mining operations such as those that can interfere with the structural integrity of the house, or those that pollute air and water.


conveyancing fees comparison

The truth about conveyancing fees comparison online

The internet today has enabled many buyers and sellers to find a conveyancer online. All you have to do is to type in your location and more importantly the cost that you are willing to pay for conveyancing. The logic behind such sites is that the cheaper option is always, the better one. However one has to wonder whether cheaper will always measure up to quality. Indeed it is true that quality, more often than not, is costly. It should, therefore, be logical that the better the service that is offered in conveyancing, the more expensive the solicitor or conveyancer. However as we are going to see, conveyancing fees comparison are not always that simple.
A conveyancer’s job is to take care of the legal matters relating to a real estate transaction. For a very long time, before the advent of the internet, one had to settle for the nearest conveyancer or solicitor as it proved to be difficult to look for a conveyancer far away. This led to some sort of monopoly, and the solicitor has no pressure to offer quality services or even lower his/her charges. Today, however, times have changed as one can easily get a conveyancer online no matter the location. The only thing that matters when selecting is price and quality.
With the increased number of service providers the internet has also tried to solve the problem of choice by trying to narrow down the options based specifically on the price. Sites like base their entire website on their ability to compare quotes between different conveyancers and solicitors so as to enable the customer to choose the best and in most cases the cheapest option. However that these sites make no mention of the quality of service that is offered and in a sense try to make up for it by providing reviews and also site links which you can use to get information about the conveyancers in question. Reviews and sites are however substantially insufficient in drawing a clear picture of the kind of service offered.
So the question is, how do you find a solicitor/conveyancer with the right balance of quality and price? To do that you will need someone whose judgment is sober and impartial. For one to make a judgment on the quality and not price alone, they must be well versed with the industry and more specifically the needs of the client in question. Some sites pride themselves on their ability to offer compare conveyancers not only on the cost but also on their quality.
However, at the end of the day, the buck stops with you the buyer or the seller. If you really want to get to know the conveyancer or the solicitor, then you will have to pay them a visit. It is advisable that in the selection process, you narrow down to a few lawyers who fit your budget but don’t select one just yet. Pay them a visit and see the kind of services they offer. It is only then that you will be able to correctly choose the best solicitor based on both the price and the quality.

Bristol Property Conveyancing Solicitors

Bristol Property Conveyancing Solicitors

Bristol village is popular for being one of the most exclusive communities in the Northwest region of England. It has very attractive property, especially for high-end customers. Such real estate begs for the services of conveyancing solicitors Bristol who will do their best to ensure that your transaction is completed fast ahead of competing potential buyers. The area is thus home to a number of conveyancers all trying to get a piece of the huge demand in the well to do village. Here are some of the most outstanding conveyancers in Bristol.

Battrick Clark Solicitors

Formed in 1997 Battrick Clark has been steadily growing as a conveyancing solicitors law firm. They have built for themselves a reputation of excellent service delivery over the years and have been at the forefront of the online revolution. Their lovely professionals will make you feel comfortable and catered while at the same time giving you the standard of service that you desperately need. They deal with several categories of law thus they are in a better position of dealing with complicated cases that may require the expertise in other fields other than property law. Their office is on Whiteladies Rd, open until 5.00pm during workdays.

Barcan and Kirby

According to their website, this is a conveyancing solicitors firm that specialises and even pride itself on being ‘friendly and approachable’. Here is a firm that any customer would enjoy consulting on any issue. They have a professional yet friendly approach to serving their clients. Their dedication to excellent customer care has earned them a good reputation in Bristol contributing to their success in the area. If you are looking for people who will actually listen and understand you, then these are the guys you would want to go to. Their office is at 34 Gloucester Road open until 5.00 pm during workdays.

Veale Wasbrough Vizards

Their office is on Narrow Quay Real Estate House. Their emphasis is to simplify the whole process of conveyancing. They understand the difficulty and the complexity of the process. They seek to ensure that the client does not get bogged down by the process or the legal jargon by eliminating the paperwork, delays, and jargon. Their straightforward approach has earned them the success they currently enjoy not only in Bristol but also in London and Watford.

Fussel Wright

This is a law firm that you can trust with your transaction; their professionals will ensure that your case is dealt with and that you are happy with the results.

Bristol is awash with qualified conveyancing solicitors. If you are looking for someone to listen to your case and complete a transaction for you, then be sure that your case will be the priority.


Conveyancing in Norwich

Conveyancing in Norwich

The regional administrative centre for East Anglia and county town of Norfolk, Norwich is a densely populated area, with extensive suburban areas. This makes it a favourable living area for many new house owners. The process of conveyancing does not present any particularities compared to any other UK area.

The conveyancing fees in Norwich depend on the property type, if you are selling or buying and if a mortgage is included in the transaction. You have to pay the Stamp Duty Land Tax when the property value is over £125,000.

One of the most reputable solicitor firm to work with when it comes to conveyancing in Norwich is NBM Massucco Shelbourne, a branch of NBM Law Conveyancing Solicitors. They rely on two system when it comes to conveyancing in Norwich: the unregistered and the registered method.

The unregistered method: If you owned your house for the last 15 years, there is no mortgage to be concerned with, and you have all the relevant paperwork to prove your ownership, the buyer can safely purchase the house, without any other complications.

The registered method: The register of HM Land Registry has all the records of changes in a land record and title to property. The solicitor’s job is to search the records thoroughly, to check if the title to is unrestricted and all the modifications to the mortgage are registered.

Their fixed fees give you an exact idea about the costs of conveyancing in Norwich.

The conveyancing calculator compares UK’s conveyancing fees, with transparent rates and no hidden costs, so you can estimate prices from solicitors and licensed conveyancers around England, Wales and Northern Ireland. Their quotes are detailed, itemised and include fixed fees.

Rogers&Norton, a residential conveyancing firm with a local office in Norwich, provides experienced staff and an up-to-date online system to offer you constant access to all the information you need in the conveyancing. They assist their clients from the obtaining of the title deeds to the completion day. A stress-free conveyancing is not always easy, but working with a skilled team of residential conveyancing solicitors can make the experience simpler and clear, with milestones regularly updated, so you can understand how the conveyancing works in your case and what exactly are you paying for.

Steeles Law is one of the first legal advice firms in Norfolk to have the Law Society’s coveted Conveyancing Quality Scheme’s accreditation, a mark of their quality services. Even if you need a remortgage, a transfer of equity or an Energy Performance Certificate (EPC), this conveyancing firm from Norwich can handle your requests and requirements in a professional and fast manner.

Conveyancing in Manchester

Conveyancing in Manchester

The greater Manchester built-up area is the second most populous urban area in the UK and one of the biggest in Europe. This attracts tourists, business people or just people who want to move to a different area. Therefore, all activities related to these fields are blooming, from small shops to restaurants or law firms. Conveyancing in Manchester can be an easy task once you decide on one of many conveyancing firms or solicitors available in the area.

When it comes to buying a new house, finding the right one within your price range is not the only thing you need to take care of. You need to find the right solicitor to handle your conveyancing so that you can worry solely about the colours of the new curtains.

In small cities, the options are less varied, so much more easy for you to choose. Bigger cities come with more opportunities but also with the difficulty to find what you need. Conveyancing can be a simple, fast process if you have the right solicitor. On the other hand, it can be quite strenuous to pick any option from all the law firms, solicitors and conveyancers.

Manchester has an extensive panel of solicitors you can pick from, with local offices or online quotes.

Lyons and Wilson Solicitors

Lyons and Wilson Solicitors are one of the best city centre law firms, guiding your conveyancing for low-rate fees. They are accredited with the Law Society’s Conveyancing Quality Scheme and supported by the Council of Mortgage Lenders. You can get a free appraisal on their website, and they guarantee a list of items included in the bill, maintaining their prices as transparent as they come.

  • Land Registry application forms filled
  • Leasehold properties
  • Paperwork relating to the Stamp Duty tax
  • Postage
  • Repayment of a mortgage on your sale

You can either book an appointment at their office or just go online on their website, and they will take it from there.


NBM Law enables you to have a quick conveyancing process, with low fees and the latest technology. Their conveyancing case tracker system, mobile apps for Android and iOS or email/telephone gives you full access to the team handling your case. Even if the conveyancer is nominal, there is an entire team behind him, to support him and provide the best service, ranging from buying, selling, transferring or remortgaging and covering houses, flats, apartments or plots of land.


SlaterGordon provides broad expertise, with professional solicitors and free quotes. Having a local office means a personal touch on the experience and a more profound perspective on Manchester’s conveyancing

buying a house timeline

Overview of buying a house timeline

Buying a home does not need to be as long and challenging as it sometimes is. Sure it involves much work, but if done well with the right people the process could be fast and stress-free. Buying a house is one of the most important decisions you will make in your life and throughout the process, you need to ensure that you do everything correctly to avoid future problems. When you are buying a house timeline for the conveyancing is something you should understand to know the state of the transaction.

Conveyance is vital during the buying process. Some of the process are unique according to the state of the property, obtaining a mortgage etc. But the timeline of events can be similar in every conveyancing transaction. A solicitor or a conveyancer is responsible for all the legal activities pertaining to the conveyance transaction. You have to first contact a solicitor or conveyancer and notify them of your need for their services. This is the first time you will be required to part with some amount to cover the initial expenditure. After signing the Letter of Engagement and payment of the first fees the transaction can start.

The complete buying a house timeline usually takes between 6 and 12 weeks for completion in the UK. The conveyancer will start by contacting the seller to get a confirmation of the transaction. They will then request the draft contract which comes with crucial information about the piece of property like the title. If you want to buy the property as a group, then you will have to state the nature of your partnership.

Draft Contract

After everything is stated out clearly, the conveyancer will start his primary duty which is to draft the contract documents. He/she will also prepare the standard forms that you will have to go through; this will enable you to check if everything is as you want it to be. Here you will want to be very careful not to miss anything as every detail is important if you have a question feel free to contact your solicitor for advice.

Mortgage Clearance (if you are obtaining a mortgage)

If you are funding your purchase by mortgage, your solicitor will receive information about your mortgage and go through it to ensure that at everything is in order. He/she can also do all the legal work one behalf of your lender.


There will usually be some questions asked and inquiries made by all the parties in the process. The solicitor will settle each and every one of them and once done you will be called to sign the contract and also any documents about the mortgage. You will then be required to transfer funds to your solicitor’s bank account for the exchange to clear in time.

Signing of contract

After signing a contract and getting a building insurance policy, you can exchange contracts with the seller. Take note that is the last stages of the transaction, once contracts exchanges hands; there is simply no turning back.

After the exchange of the contract, you will be legally bound to buy the property while the seller will also be obliged to sell. Any party who will attempt to back out of the will be liable to pay the other compensation for the losses incurred. When the contracts exchanges, the solicitor will deposit some cash in the sellers, account to act as security.


The deal will complete officially once you deposit all the amount in the seller’s account. Once done the seller will drop the keys at the real estate agent’s office where you can pick it.