Contact Pennine Law as soon as you think about selling or buying a home. We can discuss the conveyancing services that we offer and give you an estimate of the costs involved.

Our conveyancing solicitors recognise that buying or selling your home is likely to be the most expensive transaction you will ever make. We understand that you’re worried about getting all the details right.

It is our aim to take the worry out of these life-changing transactions. We specialise in modern, swift, cost-effective conveyancing. We’ll work quickly and effectively, and always update you as soon as there’s an update on your case.

Our conveyancing teams are also proactive when it comes to chasing other people involved in the transaction. That could be the buyer’s or seller’s solicitor, estate agents or lenders. Our goal is to reduce any potential delays, so you can get the removal van booked and start picking paint colours as soon as possible.

As well as advising on buying and selling property, we can also advise on:

• Specialist first-time-buyer advice, including Help to Buy
• Buy to let
• Remortgaging
• Transferring a property
• Tenancy agreements
• Auction sales and purchases
• Shared ownership issues
• Leasehold licences
• Restrictive covenants
• Registration or correction of title
• Amanah/Islamic/Shariah-compliant finance
• Property trust wills
• Freehold reversions

We are accredited members of the Law Society Conveyancing Quality Scheme (CQS) for our recognised skills in helping people move houses and all other kinds of residential property transactions.

But what does this actually mean for you? It means:

• We have a proven track record of success.
• We’re great at recognising and reducing risk, so you’re less likely to run into problems or delays during your conveyancing.
• We’re upfront and honest about our fees, so you always know where you stand in terms of costs.
• We’re able to work with a greater variety of mortgage lenders, allowing you to choose the best quality deal.

On average, a house purchase or sale takes around 8 to 12 weeks, with a whole series of legal steps to complete.

However, it’s impossible to say exactly how long your conveyancing transaction will take. It will depend entirely on the complexity of the transaction and whether any issues arise during the process that could delay things.

Delays could be caused by a number of factors. For example, defective property titles, problems revealed by a building survey, issues with mortgage applications or even if the property is a probate sale.

That being said, as an experienced department, we have dealt with many property transactions, so you can relax because you are certainly in safe hands. We manage the whole process, and we will keep you informed as we go along.

What are the stages of a conveyancing transaction?

1. Consider how should you own the property

When you are buying a property, it is important to understand the basis of ownership type you are entering into. There are five kinds of ownership:

• Sole proprietor
• Joint tenants
• Tenants in common
• Shared ownership
• Help to Buy Equity Loan Scheme

Check out our helpful guide on the five types of property ownership.

2. Survey & Mortgage

If you are applying for a mortgage your lender will need an independent valuation of the property. They normally appoint their own surveyor to do this, which the buyer pays for. This is a valuation, not a survey and cannot be relied upon in determining the condition of the property.

Unless you are buying a new property which has the benefit of a ten-year guarantee, or some other form of guarantee, it is recommended you obtain an independent survey of the property by a chartered surveyor. This is known as a "Home Buyer's Report", the price of which varies according to the value of the property. This is important as once you have completed the purchase, it will be too late to rectify any defects which were not disclosed.

3. Searches - against the property

There are various searches which can be undertaken when purchasing land or property to assist in identifying the facts, and decisions that may adversely affect the property or your enjoyment of it. These include:

• Local Authority Search
• Drainage Search
• Environmental Search
• Mining Search
• Chancel Repair Search

Pennine Law undertakes the majority of these searches online which means the results are processed quicker.

4. Investigation of Title & Enquiries

The seller's solicitors provide a draft contract and various information for the purchaser to approve. The buyer's solicitors will ensure that all the documents are checked thoroughly before proceeding.

It is important to ensure everything is as it should be so that no difficulties should arise following completion.

The seller will provide information on what is being included and excluded from the property.

Boundaries and maintenance of boundaries will be identified. Disputes with neighbours and the history of work carried out on the property will also be provided. Once this information is provided further enquiries may need to the raised with the seller’s solicitors.

5. Exchange of Contracts

Once the title document and search results are satisfactory, the contract has been signed, and funds are available, all parties can proceed to the ‘exchange of contract’.

The exchange of contracts is carried out by the solicitors and is when the transaction becomes legally binding on all parties. A completion date will be set at this stage, and the terms of the transaction cannot be varied.

The buyer will usually pay the seller a deposit of 10% of the purchase price upon exchange of contracts. The buyer will also be responsible for the building's insurance from the exchange of contracts. When there are linked transactions exchange of contracts must take place simultaneously throughout with the same completion date.

6. Completion

Completion day is when the balance of the purchase money is paid to the seller's solicitors and in return, the buyer receives the keys to the property.

7. Payment of Stamp Duty Land Tax

Stamp Duty is variable and dependent on the property price and your buying position (whether this is your first purchase, an additional property or a property to be purchased by a non-natural person).

For more information and current Stamp Duty rates, please take a look at the .GOV Stamp Duty Land Tax Guide: https://www.gov.uk/stamp-duty-land-tax.

8. Registration of Property at the H M Land Registry

Following completion and payment of any Stamp Duty, the buyer’s solicitors will register the buyer as the property owner, and if applicable the mortgage at the H M Land Registry. Following registration, the Land Registry will provide a copy of the Title Information Document. If a mortgage is in place on the property a copy of the Title Information Document will be sent to the lender.

If you have not already done so, we at Pennine Law recommend you consider making or updating your Will after completing your conveyancing. This will have the effect of bringing certainty into what is otherwise both an uncertain and very often unsatisfactory area, particularly when people die intestate.

If you would like us to assist you in the preparation of your Will, please get in touch to arrange an appointment with our specialists.