Conveyancing Solicitors

For free initial advice on buying, selling or remortgaging a property, contact our Conveyancing Solicitors. Call us or complete our short Online Conveyancing Quote Form to see your quote online instantly:

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Our nationwide team includes Conveyancers and Conveyancing Solicitors who can help you with all aspects of Conveyancing and property law. They are experts in remortgaging, buying, selling, investor purchases, transfer of equity, shared ownership, Help to Buy, Probate sales and lease extensions.

Contact us for free initial advice or choose the service you want help with below.

Meet some of our Conveyancers

Call now 08002605010 or Get Conveyancing Quote

Our service is accredited by the Law Society Conveyancing Quality Scheme. This is a recognised quality standard for Conveyancing Law Firms.

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For a free instant online Conveyancing Solicitor quote, complete our short Online Conveyancing Quote Form.

Why Choose Simpson Millar’s Conveyancing Solicitors?

Fixed Fee Quote

No Sale, No Fee

Search Pledge Guarantee

Fixed Fee Conveyancing Quotes

Our Residential Conveyancing Solicitors deliver high-quality fixed-fee Conveyancing services at a fair price.

Conveyancing Solicitor fees are transparent with us. There are no hidden costs.

If additional and unforeseen work is required, we’ll talk this through with you and tell you how much more it will cost. Our Conveyancing Quotes include fees for Solicitors, Local Authority searches, Land Registry fees, Stamp Duty (or Land Transaction Tax) and more.

No Sale, No Fee Conveyancing Guarantee

We operate a No Sale, No Fee Conveyancing service. Sometimes transactions do not exchange and complete because of adverse search results or issues with the title of the property. If this happens to you, we won’t charge you any legal fees for the work completed to that point.

You’ll only be responsible for any third-party costs already incurred, such as property searches.

Search Pledge Guarantee

Having peace of mind about the cost of your move is so important. With Search Pledge, if your purchase falls through for certain reasons, your next set of searches will be completed free of charge.

For more details on the protection you get with Search Pledge, contact us.

Call now 08002605010 or Get Conveyancing Quote

Conveyancing Solicitors That Look Out For You

We pride ourselves on giving a professional and friendly service and we want to exceed your expectations every time.

    • Our job is to support you through your transaction. We’ll help you understand all aspects of your property sale, purchase, transfer of equity or remortgage.
    • We take time to understand your personal circumstances and tailor our services to meet your needs. It’s an approach that has seen us earn a rating of 'Excellent' on Trustpilot.
    • A face-to-face meeting is not normally necessary as you can instruct us electronically and we will update you by text and email as the transactions progresses.  If an appointment to meet with us is necessary, this can be arranged at one of our offices. Or you can instruct us electronically. Our flexible approach means we work to your requirements, not the other way around.
    • Your dedicated Conveyancer will take charge of your case from the start through to completion with support from an assistant. You’ll get their direct email and phone number.
    • House moves can be confusing and stressful. We use clear language to make sure you understand each stage before you progress to the next. We’ve made this guide to common Conveyancing terms to help you further.
    • You need to discuss any concerns or queries with the right people. We’ll work with you and for you, to bring your transaction to a successful conclusion. Meet our Conveyancing experts here.

Client Testimonials

My mother recently moved and Helen Martin from Simpson Millar acted for her in both the sale and the purchase. It was not the smoothest of moves, but Helen was a pleasure to deal with. At every point I was confident that she was giving us the best advice to make decisions on and was always at the end of the phone when we needed her. Helen’s calm and reassuring manner put even the most stressful times into perspective. We are very pleased with the work Helen did on our behalf and felt well looked after. I would happily recommend Simpson Millar. Miss S Charles, client
Fast, efficient and smooth conveyancing service all the way through. We were kept up to date during the entire process and were able to get answers to questions as we needed them. Mandeep, client
Can’t thank you enough for the exemplary service you provide during a very long and complex conveyancing period. Sean’s attention to detail and communication have been fantastic. Highly recommend. Jennifer, client
I've used Simpson Millar previously for a sale and a purchase. This time we were selling and our conveyancer was Jamuna and she was excellent. We felt she was prompt, proactive, hard-working and really easy to talk to. I would and already have recommended Simpson Millar to friends. Matthew, client

Conveyancing FAQs

How long does conveyancing take?

We pride ourselves on providing an efficient service and an early exchange of contracts.. Unfortunately, until contracts are exchanged in England and Wales, either party can change their mind and pull out of the deal.

The period from issuing or receiving the initial contracts to exchange and completion depends on various factors such as the length of any chain, the local authorities and lenders involved and the complexity of transactions (for instance, leasehold, new build and shared ownership take longer).  We’ll keep you updated and ensure you understand the likely timescales involved based on your particular transaction and circumstances.

Once you've exchanged contracts, you know that everyone is legally committed to the completion date chosen. At Simpson Millar, we'll support you every step of the way.

What is ‘gazumping’?

This is when the person you want to buy a property from has accepted a verbal offer from you but then accepts a higher offer from somebody else. The term gazumping also applies when a seller decides to increase the asking price just before the exchange of contracts.

    • In England and Wales, the seller isn’t obliged to sell to you based on a verbal agreement.
    • One solution is to ask the seller to take the property off the market as a condition of your offer, but the seller can just as easily put it back on the market.
    • Gazumping can be extremely upsetting and costly if you’ve already paid for surveys.
    • Our No Sale, No Fee Conveyancing means you won’t have to pay the Solicitors fees for the work we've done if you’ve been gazumped. But you will need to pay for any third-party costs, such as searches.
What is ‘gazanging’?

This is when the property owner cancels a sale and decides to stay.

Once again, our No Sale, No Fee policy means you won’t be charged Conveyancing Solicitors fees for any work that has already started.

What is overpricing?

If you’re applying for a mortgage, your intended lender will carry out a mortgage valuation. If they decide that the price you’ve agreed to pay for the property is too much, they may decide not to lend you the funds required or offer you a reduced amount.

If this happens, you can try and renegotiate the offer price with the seller, cover the shortfall yourself or look for another mortgage lender.

Another lender could value the property at a similar amount, leaving you with a choice of whether to continue with the purchase or look for another property.

What are typical survey problems?

A professional property survey highlights possible structural problems that could affect the value of a property and help establish its true market value.

Your survey will give you a stronger negotiating position, so you can ask the seller to fix any issues or reconsider the asking price, taking the cost of repairs into account. 

Typical problems include damp, wet or dry rot, subsidence, electrical issues or knotweed on the property. Most can be fixed without the sale falling through.

A mortgage lender may insist that any problems are put right before lending to you, which could delay the process.

What is a housing chain?

A housing chain is where the purchase of one or more properties depends upon the sale of others, creating a sequence of properties all requiring the preceding and succeeding purchases to successfully exchange and complete on the same day.

The number of variables in multiple property transactions of this nature can cause issues that may cause delays, with all parties attempting to meet the same deadlines despite transactions in the chain often commencing at different times and moving at different speeds.

Communication between the Conveyancing Solicitors and their clients is important to keep the transactions moving.

The worst-case scenario for a housing chain is if one party pulls out, breaking the chain and causing the entire process to collapse. In such an event, your Conveyancing Solicitor will aim to keep your transaction alive, but sometimes delays will occur.

How can I sell my property quickly?

To make sure your property transaction moves along as quickly as possible, it’s important that you respond to your Solicitor's questions and fill out and return any necessary paperwork as soon as you can.

It’s also important that you have confidence in your Conveyancing Solicitor to look after your best interests.

You should choose a law firm with a dedicated Conveyancing team, who’ll have the resources to deal efficiently with your transaction and keep you informed throughout. It can be frustrating when your expectations of a quick sale or purchase can’t be achieved, but choosing the right Conveyancer means you're always aware of and understand the reason for any delays along the way.

Can I change my mind after accepting an offer?

If you’ve made or accepted an offer, you aren’t legally bound to go ahead until contracts have been exchanged.

Will I have to visit the office?

No, we can send all documents by email or post and discuss any queries you have by email and phone.

What is negative equity?

Negative equity is when the value of your property falls below the amount of mortgage you have secured on it. 

This can lead to problems selling the house. Unless you have the savings to cover the shortfall, you couldn’t sell it without the permission of your lender. They may refuse your request until you have paid back the full cost of the mortgage.

You’ll probably struggle to remortgage once your existing deal has expired and likely be moved onto their standard variable rate.

If you’re determined to move while in negative equity, talk to your mortgage lender to discuss the situation and hopefully find a solution.

Some lenders could allow you to transfer the deficit to a new mortgage, but these mortgages often come with additional costs and conditions, such as higher interest rates and early repayment charges on the existing mortgage.

Do I need a Will to buy a house?

Making a Will isn’t a legal requirement for buying a house but it makes sense to do so as your property is probably one of the most valuable things you’ll own.

Arranging who will inherit it after you die by making a Will makes sure that it goes to the people you choose.

If you own your home as joint tenants, rather than tenants in common, the property will automatically pass to your co-owner regardless of whether you leave a Will, so it’s important to get this right from the start.

For more information, see Making a Will.

Latest Articles

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    16 Aug 2021

    You can try, but a trustworthy, skilled Conveyancer will value their services and charge accordingly. But here's some ways you can save when moving home.

    Can You Negotiate Conveyancing Fees?

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Simpson Millar Solicitors are a national law firm with over 500 staff and offices in Billingham, Bristol, Cardiff, Catterick, Lancaster, Leeds, Liverpool, London and Manchester.