Choosing a conveyancer, and what no sale no fee means

Everything here earned its place by changing an outcome. Nothing about choosing a conveyancer is included to round the number up.

What you are actually buying

A conveyancer examines title, raises and answers enquiries, orders searches, reports to you, handles the lender requirements and moves the money. The legal work is broadly similar between firms; the variable is how quickly enquiries are turned around and how reachable the person handling it is. In a chain, a slow firm anywhere holds up everybody, and a responsive one is worth more than a fee difference.

Ask who will actually handle the file and whether you can speak to them directly.

Compare quotes properly

A quote should separate the professional fee from disbursements such as searches, registration fees and transfer taxes paid on your behalf. Watch for supplements: leasehold, new build, gifted deposit, help with an unregistered title, expedited completion and dealing with a particular lender are all commonly extra. A low headline fee with a long list of supplements can exceed a higher all-inclusive quote.

On an ordinary week, ask for a written estimate that says what is excluded, which is more informative than what is included.

No sale no fee has limits

The offer typically waives the professional fee if the transaction fails, and disbursements already spent are usually still payable. Searches and any specialist reports are consumed on ordering, so they cannot be refunded by anyone.

Put simply, some firms charge an abortive fee or take an upfront payment that is retained. Read what happens if the transaction fails at each stage, since that is the scenario the promise is about.

Panels and who can act

Lenders maintain panels of firms they will accept, and a firm not on your lender panel means either changing firm or paying a second solicitor to act for the lender. This is usually discovered late and is entirely avoidable by asking before instructing. On new build purchases, developers sometimes impose short deadlines that not every firm can meet, so ask about capacity.

The useful part is this: where a property has an unusual tenure or a known complication, ask whether the firm has handled it before.

Recommendations and reviews

Agents recommend firms and are sometimes paid a referral fee, which does not make the recommendation bad and does make it worth disclosing. Ask whether a referral fee is being paid; in many jurisdictions this must be disclosed on request or automatically. Reviews about conveyancing are dominated by communication rather than legal quality, which is nonetheless the thing that varies.

In practice, a local firm familiar with local searches and local quirks has an advantage that does not show in a price comparison.

Adjust the size of it until it is something you would actually do tired.

Getting value from whoever you choose

Instruct early, before an offer is accepted where possible, so identification and initial paperwork are done in advance. Return everything the day it arrives, and answer enquiries in full rather than in instalments. Ask for the specific outstanding item by name rather than for a general update, since a specific question gets a specific answer.

This is general information; only a qualified conveyancer or solicitor can advise on your transaction.

Everything above, in order of what to do first

1. What you are actually buying. A conveyancer examines title, raises and answers enquiries, orders searches, reports to you, handles the lender requirements and moves the money.
2. Compare quotes properly. A quote should separate the professional fee from disbursements such as searches, registration fees and transfer taxes paid on your behalf.
3. No sale no fee has limits. The offer typically waives the professional fee if the transaction fails, and disbursements already spent are usually still payable.
4. Panels and who can act. Lenders maintain panels of firms they will accept, and a firm not on your lender panel means either changing firm or paying a second solicitor to act for the lender.
5. Recommendations and reviews. Agents recommend firms and are sometimes paid a referral fee, which does not make the recommendation bad and does make it worth disclosing.
6. Getting value from whoever you choose. Instruct early, before an offer is accepted where possible, so identification and initial paperwork are done in advance.

The takeaway

Compare total quotes including supplements, check the lender panel, and instruct before your offer is accepted.

The version you keep doing is the version that works.