Award nomination for national technology driven conveyancing service

Following hot on the heels of their nomination for the ESTAS Conveyancer of the Year awards, MJP Conveyancing is delighted to have been shortlisted for the Modern Law Conveyancing Awards in two categories: the “Client Care Award” and “Conveyancing Firm of the Year – Midlands.”

The nominations are testament to the outstanding efforts of all our staff this year and demonstrate the dedicated focus we place upon delivering the highest levels of care and support for our clients during the house-moving process. 

Fighting off fierce competition from some very reputable firms, the nominations are also indicative of MJP’s growing reputation, both locally and nationally, for delivering a technology driven, transparent, efficient yet affordable online and client focused conveyancing service

David Pett, Director, commenting on this development, explains why he considers MJP  is deserving of this well overdue nomination:

"Starting from a standing start in 2011 we have aways looked to punch very much above our weight.   We have built up a massive following of loyal clients and using ground breaking technology our position in the market continues to grow.  We are proud of the fact that we offer our clients technology which provides regular updates and involves the client in every stage of the the process.  I believe we are the only national conveyancing service which offers clients a free online property log book and it is clear that this and other technological features within our unique online case and risk management platform, places MJP as one of the leading conveyancing services in the country'.  

The awards ceremony is being held on the 13^th July in Liverpool and we will be keeping our fingers crossed that MJP bring home the trophies! 

MJP Conveyancing are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877067 or via email at david@mjpconveyancing.com

Conveyancing Panels - Marketing heaven or unwanted slavery?

Love them or hate them conveyancing panels continue to remain a predominant feature within the conveyancing industry.   The majority of these work on a model whereby a company operates and manages an electronic platform on which it allows third party associates such as a broker or an estate agent or lender to introduce a client to a solicitor who has become a member of the conveyancing panel.

The panel manager allows the broker or agent or lender to access a national network of conveyancers and provides the broker or agent to make a financial gain from steering the client to one of the panel’s chosen conveyancing firms.  This means that in addition to raising a commission for the work the broker or agent has undertaken, the third party is able to make some extra money through making the referral.  In many cases the client is oblivious to such an arrangement often following the agents/brokers recommendation  blindly.

In addition to this the panel manager is also able to secure a slice of the cake for managing and allowing the third party to access via online software a network of preferred conveyancers.

So what does this mean for the consumer?

For the consumer it will normally mean higher prices since when receiving a quote for conveyancing services from the agent or broker it is in the majority of cases probable that the consumer will be paying a higher price than that had the consumer gone direct to the conveyancer.  The consumer is in these cases paying the broker’s commission, the panel’s management fee and also a higher fee for searches and other incidentals. 

Here is how it works.  The consumer is encouraged to use a solicitor which the broker is able to access through the panel.  The consumer is quoted a fee of say £800 plus VAT.  The consumer accepts and the panel solicitor who invariably will not be local, is instructed.  On completion the client pays the £800  to the panel solicitor.  Out of the £800 paid by the client the solicitor will be required to pay the panel manager company £500, which the panel manager will then share with the broker/agent/lender for making the referral.   The net effect of this is that the consumer has paid 100% more than he or she would have paid if she had gone to the solicitor direct.

On top of this the consumer will also be paying more for identity checks and searches.  This is because the panel manager has arrangements with the third party suppliers of these services under which the panel manager will receive a cut of the fee paid bu the consumer for those services.

In addition to higher prices, the consumer is often introduced to a conveyancing company out of the area and one which may not have the best of reputation.   It must be kept in mind that many of the panel solicitors will be forced due to the low amount of the fee it retains to facilitate the work with the minimum of resources.  The client is expecting a £800 service whereas the conveyancer may be only due to the low return be able to offer a service more commensurate  with the low legal fee retained.

The question to which this gives rise is whether the broker or agent is acting in the best interests of the consumer in not in some cases making it clear that the client may be paying more for their conveyancing services.  Don’t get me wrong as there are some brokers and agents are up front about the arrangement  and do offer to set off the commission received against their fees.

So how does this work for the conveyancer.

The upside is that the conveyancer receives work on a regular basis and has no direct marketing costs to pay.  The conveyancer only pays for the ‘lead’ on completion so this helps with cash flow.  Providing the conveyancer discloses the introduction fee there is no professional objection to the arrangement per se.  The problem lies more with the restraints the Panel Manager may apply.   Most Panel Managers have ‘pet’ suppliers such as search companies and insist that as a condition of panel membership the panel solicitor must purchase the searches from that supplier.  This extends to money laundering checks, indemnity insurance and solicitor account checkers.  This means the conveyancer is deprived of the freedom to choose and work with his or her own preferred supplier.  It also means that the client is often paying more for these items given the Panel Manager is receiving a slice of the charge from the suppliers of these services. At the end of the day the conveyancer is left with a small fee for the work and left with no opportunity to share in the financial benefits of third party arrangements.

Panel work for some conveyancers clearly works and provides savings on marketing costs.  Balancing this however with the shortcomings of the arrangement one is forced to raise questions about the economics of undertaking 'Panel' work.  There is also the question of whether the sharing of fees both legal and those hidden in the supply of third party searches has now reached a level whereby the panel solicitor may be so compromised that a conflict of interest should be considered and indeed acted upon.

So what has gone wrong? 

The decision of accepting and working for a client on a reduced fee was when considering the high cost of marketing is per se a reasonable one to take.  The problem now is that the some panel mangers have become too greedy by looking to reduce fees further ( so as to increase their slice of the cake ) and to also prevent the conveyancer from operating any commercial third party relationships other than those permitted by the panel manager.   There is now a major imbalance between looking after the interests of the client and the panel conveyancer and meeting the financial demands of the panel manager’s shareholders. To the extent some panel managers are witnessing a mass drop in the number of conveyancing firms willing to participate in their schemes.

So what can conveyancing firms do?

The model operated is not unique, nor difficult to establish. Its open to conveyancers to look to set up their own networks and third party relationships.  Surely this must be a more preferable option to the slavery some panel managers now expect from their panel solicitors.

MJP Conveyancing are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877067 or via email at davidp@mjpconveyancing.com

Will the arrival of the 'Facebook Conveyancer' mark the end of the traditionalist approach?

I understand the  ideals behind a traditional conveyancer and the need for all conveyancers to act at all times in a professional manner. However  I must  question whether the demand for a traditional conveyancing service is still as great as it was at one time and indeed sufficient secure longevity in an ever changing and highly competitive market. 

A typical traditional conveyancer is someone who would not touch a conveyance unless a fee in excess of £1000 is charged, who operates with a secretary and per perhaps also an assistant, who takes long lunch breaks and who  loves to engage in long meetings and telephone calls with clients.  

He or she will also subscribe to the pigeon post mode of communication.  Receiving a letter placing it in a lovely wooden in tray and then after lunch getting out the dictaphone and dictating a very and long and flowery letter in reply.  The dictation would then sit on the tape until a couple of further long letters joined it when a few days later it would find its way to the secretary for transcribing. Once typed the letter would then be left for the conveyancer to check and sign, probably after  the completion of an afternoon on the golf course.  Three or four days later following the arrival of the letter into the office it would find itself on the post room awaiting despatch.  

As for technology, there would be a PC standing on the desk and one which  would probably be turned on but rarely used.  Perhaps the occasional surfing of the net would take place from time to time mainly though to check the latest cricket score. 

This description may be extreme and only representative of  a few but I am sure we have all come across a conveyancer who could be connected to some or all of these features.  I acknowledge there will always be a place for the traditionalist because there are some clients who are prepared to pay for this type of service and who have the money to meet the cost.   The question of whether this demand will last forever given the arrival of a generation who have grown up with technology and social media remains to be seen. 

The growth in Instant Messaging, Facebook, SnapChat and Twitter should be sending out alarm bells to these traditionalists, particularly the small traditional high street firms.   It may still be possible to demand high fees and to continue with traditional work practices but unless  change is on the agenda the prospect of longevity in a fast changing and competitive market is low. 

There is a high demand amongst a large group of the population for instant communication and greater transparency.  The time for a smoke and mirrors approach to conveyancing is at an end, the educated client does not need to be kept in the dark about what goes on behind the scenes, they want and indeed demand 24/7 access to all parts of the conveyancing process.  

The modern thinking client wishes to be notified on their smartphone when a development in the transition arises and also welcomes the ability to see post and other communication as and when it arrives.  This type of client also wishes to be able to communicate with his conveyancer electronically in ways which are already familiar such as Instant Messaging and Facebook. 

Snobbery is such that the traditional lawyer will look down and frown on the practices of a modern day conveyancer arguing that such service is vulgar and unprofessional.   Receiving an email or perhaps a message through an electronic case management system rather than a traditional letter in the post is often viewed as outrageous.  Add to this the practice of acting for a client outside one  mile radius of one’s office the Facebook conveyancer is often looked upon as a disgrace to his or her profession. 

Then there is the ongoing snipes as those conveyancers who charge low fees.   There seems to be a growing misconception around these firms.   Low fees do not always equate to an inferior service and those who sneer at 'bucket shop' conveyancers often fail to look through the anger and analyse why it is possible to run a successful business with such a low fee base.  There are many conveyancers out there who regard themselves as traditionalists, who charge high fees but who deliver a mediocre service.  On top of this many of these firms are operating under the misapprehension that they are making a profit out of the work.  The truth is that even though the Facebook conveyancer may be charging a low fee, the combination of good and efficient use if technology  and a low overhead base, often means that the business is well run. offers good client service and more to the point makes a profit.  

Rather than ranting and raving about these firms with a modern and forward approach to conveyancing, the energy of these doubters may be far better spent in carrying out a self appraisal and looking to challenge the traditional approach to conveyancing.  Is the technology you are using sufficient and advanced enough, do you really need all of those assistants and secretaries and has the time come to drop the old fashioned and generally unwanted modes of client communication. 

Who I ask though will have the last laugh.  The reality is that the Facebook Conveyancer has already arrived and guess what is making good money and building successful practices.  The time frame to get on board and to  begin competing with the likes of this new breed of lawyer is running short.  Right or wrong the life span of the traditional lawyer is limited and with the advent of ABS and the increased competition that time for charging large fees and dining out with clients is nearly at an end.  Only those with good technology and well oiled processes will be able to afford to stay in the market and survive.  

Morgan Jones and Pett are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk

New duty to warn other conveyancers of client's suspected fraud?

Scotland’s supreme civil court’s decision in Frank Houlgate Investment Company Ltd v Biggart Baillie LLP [2014] CSIH 79 has raised some interesting questions about transactional fraud and could have an important impact on conveyancer’s liability when they act for a dishonest client. 

The facts involve an investment company, the plaintiff, which lent money to the client of  the solicitor, the defendant.  The security for the loan was not owned by the client  and was in fact worthless.  During the course of the transaction the solicitor became aware of he client’s attempt to defraud but nonetheless continued to act and as a consequence of the fraud the investment company suffered a loss. Acting on the instruction of the client the solicitor did not warn the representative of the investment company of the fraud.

The three judges of the CSIH all agreed that the client’s solicitor was liable to the investment company for the losses , although they were not unanimous regarding the basis for that liability.

Lord Menzies held that the solicitor was under an obligation immediately to disclose to the investment company’s representative,  the that the client had admitted fraud and that the security was worthless. That obligation flowed from a continuing implied representation to the other party to the transaction that they are not aware of any fundamental dishonesty or fraud which might make the security for the transaction worthless. Notwithstanding the duty of confidentiality the solicitor was incumbent on a solicitor to act honestly at all times.  Not surprisingly Lord Menzies further held on the facts that he would have found the solicitor liable as an accessory to fraud in any event.

Lord Malcolm  relying  instead on Donoghue v Stevenson held that the solicitor was liable in negligence. He held that it was ‘preferable simply to rely upon the broad concept of culpa [fault], in the sense of failure by a professional to use the care and skill required in the circumstances’. He added: ‘In the present case the actionable negligence arises because [the defendant] came to learn of the fraud and knew, or should have foreseen, that further harm to the pursuers could ensue if he did not take care to protect them.’

There remains a question mark about the soundness of Lord Malcolm’s reasoning since there appears to  little authority around to support the existence of a duty of care by a solicitor to a third party, though the more interesting aspect to this decision is the obligation  to override the duty of confidentiality once a solicitor becomes aware of fraud. 

The bearing of a Scottish decision on practice in England may not be direct, but the case does give rise to some interesting questions.  If these circumstances were to happen in England it is clear the  solicitor  once knowing of the fraud should have immediately desisted from undertaking any further work ( without doing anything to ‘tip’ the client off ) and to then report the incident to the Solicitor Regulation Authority and the National Crime Agency   If there was then no intervention by the SRA/NCA the solicitor should have then terminated the retainer.  The question is whether in the light of the case of Frank Houlgate there would also be a duty once the retainer came to an end to bring the matter to the attention of the other parties in the transaction remains unclear.  How far would that duty extend?  Would the solicitor need to alert another solicitor appointed by the client when approached for the release of the file following the termination of the retainer?

The other question of interest which emerges from this case is that if a solicitor comes across  information, if considered properly and in line with SRA and Law Society obligations,  would show that the client could be acting dishonestly, but the solicitor fails to read or to appreciate the importance of that evidence, would that be sufficient for a lender of other third party to rely on the decision of Houlgate and seek redress for loss. Could this now present a lender with an alternative route to the solicitor’s insurers when loss is sustained due to fraud?

Only time will tell though one thing is for certain it is an argument which I am sure a lender will look to run sometime in the very near future. 

Article by David Pett Director/Solicitor - MJP Conveyancing

I am frustrated with my conveyancer

‘I am frustrated with my conveyancer as the whole process is taking far too long’ - I hear this from time to time despite the efforts we make at the outset to manage a client’s expectation.  It’s easy to blame and vent anger in the direction of the conveyancer but more often than not the source of the frustration lies elsewhere.

For most home buyers, once they have had an offer accepted on the property of their dreams the next thing they want to do is to start picking out furnishings and make plans to move.   In simple terms  one party wants to buy and one party wants to sell, what could be simpler and why should it take so long for the formalities to be sorted?

The reality is that there is no set timetable when it comes to a conveyancing transaction and so things only progress as quickly as the slowest moving part of the chain.  At a time when banks are now looking closely at their lending criteria it can often be the case that a buyer may have to jump through more hoops that previously in order to satisfy their chosen lender.  Also, one person’s idea of urgent may not necessarily accord with another’s, and buyers and sellers can face dealing with people and or their representatives who may not share the same views on how quickly a transaction should proceed.

People have their own agendas and rightly so often decide to keep these very much under cover.  So even though on the surface he objectives are in common with each other there often exist complications which make it difficult for the conveyancer to push through things quickly.

If there is a sizeable chain of transactions then it is possible that one transaction can be ready to proceed fairly quickly, but is delayed whilst transactions elsewhere in the chain deal with complications.

Managing expectations and recognising that most conveyancing transactions will have complications or reasons for delay which are beyond the control of the conveyancer makes it advisable that buyers and sellers should not set their hearts on any specific dates for completion. 

There is no harm if parties wish to work towards target dates, but moving home is stressful enough without adding in the stress of trying to complete a transaction by a specific date, which may turn out to be non - achievable. 

Estate agents often raise expectations and set timetables which are unrealistic and for this reason it’s always advisable to speak to and rely only on the guidance given by your conveyancer.

Also keep in mind that the conveyancing process which has not changed since 1925 is antiquated and is not designed to promote a quick and efficient transaction.  On the contrary it often contributes to delay and makes it difficult and costly for the home owner to sell and or buy.  But that’s a different story! 

Morgan Jones and Pett are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk

My property transaction is moving much too slowly. How can I speed it up?

Despite what you may hear from family and friends conveying a house or flat is not as straightforward as you may think.    There is not such animal as a ‘straightforward’ transaction and in the majority of cases there are issues which need to be addressed not only on your behalf but also on behalf of your lender if  you are borrowing money. 

Conveyancing takes time – most ‘delays’ are nothing of the sort, it just takes time to get searches and replies to enquiries and in many respects your solicitor is dependant on others over whom there is little control to provide input.   If you are in chain, everyone goes at the pace of the slowest link.  

Do ask you solicitor why things are going at the pace they are. Some are more proactive than others – if they are vague or don’t return phone calls then it is worth pressing them or asking to speak to a partner or director.

Estate agents can be important in chasing the seller and rest of chain to return documents as your solicitor will only be dealing with the other solicitors involved on your sale and/or purchase. Remember however estate agents have a vested interest in ensuring that transactions are progressed promptly and therefore some do become embroiled in the game of blame apportionment.   Don't always believe an agent if the agent says its your solicitor who is dragging his or her heels. 

Imposing a deadline can sometimes work but it is risky. It should only be used if you are actually prepared to withdraw if it is not met. Imposing a deadline should only be used if people really are delaying – there is a good chance that it will not achieve anything as if there is a genuine hold-up then it will be impossible for it to be resolved any quicker and will just aggravate everyone involved in the chain. 

If there is a major delay you will need to decide whether you are happy to wait or not. Please try to keep a good relationship and a three way dialogue with conveyancer, agent and your seller or buyer.  This is the best way to ensure that a transaction goes smoothly – just remember, some things do take a while!

Always work with and not against your solicitor and keep in mind that your solicitor may be handling a large number of transactions in addition to yours.    Only ever contact your solicitor if is absolutely essential.  Many solicitors find it difficult to progress transactions because of the time they spend ion the phone answering routine client requests for updates. 

Some solicitors operate as we do online updating software which makes it easy to obtain progress reports 24/7. MJP Conveyancing are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk

Buying and selling a property in England or Wales should carry a “Health Warning”

The legal system used to convey a property from one person to another has not changed since 1925 and as it currently stands as a Seller or Buyer each time you enter a transaction you are running the risk of sustaining a financial loss.

In a world where the focus is on consumer protection there are no safeguards offering protection when a transaction breaks down before contracts of sale are exchanged.

If you are selling a property or buying a property either party in that transaction can, as the law currently stands, pull out of the sale/purchase at any time up to the exchange of the contract of sale.

This means that the seller who had accepted an offer by a buyer, who has instructed a Solicitor, and invested time and emotion into the progression of a transaction could after months of marketing the property, find that the buyer has, at the last moment, decided to pull out.

During that period it is probable that the property has come off the market meaning the seller has lost numerous opportunities to find a serious purchaser.  This could, in a market where in certain parts of the Country, falling prices are still, result in a loss to the seller.

The loss to a buyer is often a lot worse when a buyer puts an offer in, it is accepted, Solicitors are instructed, a survey is arranged, only to then find later in the process that that the seller has  decided to pull out of the transaction. The buyer has no recourse against the seller, the fees incurred up until that point, often ranging between £1,000.00 and £1,500.00, are lost. There may be exposure to additional loss, if as in certain parts of the country, house prices are increasing.

I often come across incidences such as this and I share a couple of my experiences:-

“I paid for a survey costing £500.00. It came back disclosing faults. I tried to re-negotiate the offer price but the seller did not want to know. I had to walk away without my £500.00 and without a house”.

“I paid £850.00 for a survey on a different house. It came back with clear findings. After several weeks of phoning the Agent and the Vendor asking for a Contract and other related documents I was informed that he seller simply changed his mind and did not want to sell. I was left having to meet the cost of the survey and Solicitors charges of £400.00”.

So what can you do to try and avoid having to meet the cost of an abortive transaction?

If you are a seller it is advisable to ask the selling agent to find out whether the buyer has a mortgage, whether the buyer needs to sell another property before the purchase can complete, and whether the buyer is willing to pay to lodge with the agent a deposit to enable the property to be taken off the market and the transaction to proceed to exchange within a set period of time. This latter arrangement is quite prevalent in areas where house prices are continuing to rise.

I have come across other transactions where the seller has said to the buyer that if the transaction does not complete within a certain period of time the price of the property will increase.

If you are a buyer it might be worth speaking with the selling agent to find out how long the property has been on the market, whether there has been any prior transactions and if there have to try and ascertain the reason for their collapse. The Agent may be reluctant to give this information but you should push for it. It is also advisable to find out whether the seller has a property to purchase since this might also delay the transaction and give greater scope for failure.

There is need for the current and archaic system to be re-formed.

Then use of deposits by both the seller and the purchaser would be a way of securing some degree of commitment to the transaction before major expense is incurred. Alternatively, perhaps the time has come to look at how the selling and buying process works in Scotland and adopting this as a model.

Finally on this subject I share with you an experience that I recently came across where a seller decided that he was not prepared to sell his property to my client because he lived at the property for many years and was not happy that my client was intending to let the property out rather than use it as a ‘home’. It is regrettable that the seller did not disclose this to my client before a survey was undertaken, legal costs incurred and we were on the verge of exchanging contracts of sale! 

 Morgan Jones and Pett are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk

How to purchase your perfect home

I am told that the moment you cross the threshold you will know there and then property you are viewing is the one for you.   That sixth sense!

Allowing your heart to rule you head can however present a danger. 

As your solicitors we will be able to check and advise on the legal issues but will find it far more difficult to advise on the suitability of the property as a home. Nor will we be able to advise on issues relating to the state and condition of the property or on matters relating to the local environment and amenities.  It is therefore very important to do your homework and to make sure your solicitor is fully appraised of all relevant matters when if comes to providing instructions.  Remember that in most cases your solicitor will not have visited the property.

So here are some tips:

To begin with always visit the property at least once during the day and once in the evening.   The seller will normally wish to give you a ‘guided tour’. Resist this and ask if you can spend some time looking on your own.  Move the furniture around if you can, as it would not be the first time a seller has moved a sofa to hide a damp patch! Be extra cautious if the house has been recently painted as it could be masking serious problems.

Visit the house on a rainy day to check for leaky roofs, walls or ceilings.

When viewing a property, determine how busy the road is, and whether there is any disturbance from flight paths.

Take a look at the crime rate for the postcode by visiting www.crimerates.co.uk/

If the standard of local schools is of importance you can find the latest Ofsted inspection report rating here: www.locrating.com/

Ask why the seller is selling especially if the seller has only owned the property for a short time. Ask them about the neighbours. Look out for knowing glances, avoiding eye contact or mumbling when they answer. And remember that if vendors have made a formal complaint of any kind about a neighbour, it is illegal for them not to tell you

Take a look around the surrounding area and check out the local amenities.  Walk rather than drive, as you will see more. Look at whether the streets are clean and litter-free, whether there is graffiti sprayed around, and whether gangs are hanging about; also establish if there's noise or light pollution from nearby businesses or immediate area.

If public transport is important check the location of the local bus/train station and timings of buses/trains by visiting: www.transportdirect.info

If the seller is a smoker, the smell may end up lingering in the home. You may also have to pay a hefty sum to cover the cost of cleaning and repairing the smoke damage.

Similarly, you may want to think twice before signing up to a property if the people selling it are pet owners, as it may be extremely difficult to remove all traces of the smell of dogs, cats or other animals.

Ask the seller who is responsible for maintaining the boundaries and if there has been any disputes, talk to the neighbours and see what they say, look out for any unusual characteristics and make sure you let your solicitor know if there are any.

Check with the local planning department to see if there are planning applications in place that could if granted affect the value of the property and or your enjoyment of the property as a home.

Check your mobile phone reception and broadband speeds within the home. The following website shows some of slowest areas in the country: http://on-msn.com/VwkVWd

If you are buying a flat speak to the other tenants and if there is a Residents Association establish contact and inquire about the Managing Agents and Landlord to see if they can be relied upon and whether there have been any problems.

Ask the seller whether there has been any flooding, whether the seller has had to make any insurance claims, whether there has been any underpinning or problems with dry rot, rising damp and or beetle or other insect infestation.

Take a look at the heating/central heating, hot water heater, drainage and other major systems. These installations can be costly if they are left in disrepair for too long.

Turn the taps on in the kitchen, bathroom and laundry to check the water pressure, performance and drainage. Check for dirty water.

Are there major cracks in the walls or do the doors stick? This can be a sign of subsidence. This can be an extremely expensive problem to fix and is usually not covered by house insurance.

Measure spaces in kitchens and utility rooms to make sure your appliances such as refrigerators, washing machines, dishwashers and microwaves fit. Failure to fit could add to the cost  of buying in terms of replacements.

I always advise that despite how short of money you may be do not look to make a saving by dismissing the idea of a survey. However well you look and inspect you will not be able to see everything and by investing in a survey you will find out so much more about the property and those who commission a survey are able to negotiate a reduction in the purchase price of around £2000.

Compare home prices in your area to make sure you are paying no more than market value.

Negotiate on the price. If it is a buyers' market, you will be in a position to drive a hard bargain.

So as can be seen while you may think you've found your dream home, the key is to make sure you do your research to explore if there are any issues that might deter you from proceeding further. This means asking the right questions during your viewings, and looking for the all-important details.

Good luck!

Morgan Jones and Pett are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk