Working through COVID-19

Working through COVID-19

As lockdown restrictions were eased colleagues returned to the office and we are  pleased to say that this was a successful transition after 68 days of working from home. We wanted to provide a summary of the last three months and discuss how we have adjusted and our new approach to business. Due to being an online based firm we extended our geographical reach to ensure that business levels remained as fluid as possible, this also enabled us to understand other locations where our services are well received and we remain active in these areas.

The last few months have been extremely busy and the demand for our services has increased to somewhat normal levels. All the team feel much better working within the office environment. We of course adhere to social distancing measures and each member of the team has been provided with hand sanitiser to ensure hygiene levels are maintained.

Going forward we will continue to provide outstanding service for our clients and as we look to restructure our teams we are confident that we will continue to be a positive force within the property industry.

During lockdown, our Director David Pett felt that we should continue to recognise employee's efforts, all staff members working were given an Amazon voucher to spend and we continued to select our employee of the month. It is important to say that everyone has worked extremely hard, Tia & Martin were employee of the month for April & May and Toby is June’s employee of the month, well done Toby this is well deserved!!

The first week of working alone managing New Business was at first rather daunting. I knew that I had a huge responsibility to bring in as much work as possible which at times felt like an impossible task as we were working in conditions beyond mine or anybody's control. My main goal was to manage the pipeline of business as there were still clients that had accepted offers on properties and therefore wanted to proceed with their respected sale & purchase, it was really important however that I made clear that we must adhere to government guidelines throughout the whole transaction and things were subject to change. For me, this was about striking a fine balance of a proactive approach to securing business but also having the ability to react to whatever circumstances presented themselves. On a positive note, I was able to start building relationships with third parties such as estate agents, and brokers. We have also seen some of these relationships take form as we can offer a service that is unique with our advanced cloud-based technology. We have also seen clients be more open-minded to online conveyancing which has been great as this is a testament to our way of working. I have always been of the view that people buy from people and as the housing market starts to rebuild it is nice to see clients that I had spoken to in March now choose MJP Conveyancing. Without the hard work in the early stages, I don't believe that we would have seen as many new clients onboard as we now have. One thing that I am confident about is that the service I discuss with clients is not only nationally award-winning but our team cares about our clients which to me, justifies the late nights and weekend working. We have no idea what the future holds but I am confident that we are already showing that we have adapted to the new normal.

We continue to receive 5* reviews across all platforms such as Trustpilot, Google, Review Solicitors and internally

MJP Conveyancing is an online firm which naturally made advising clients on the conveyancing process from the comfort of our own homes a lot easier. We didn’t need to take large stacks of files home with us, we simply logged on to our online portal and continued to work. In that respect, I think it is fair to say we were well prepared for COVID-19.

With that said, our workforce was significantly reduced and our clients understandably required more support and guidance than ever during the uncertain times of COVID-19. I found myself and the rest of the team working longer hours and over the weekends to maintain our excellent standard of client care which we pride ourselves on. We also had to be flexible and help out in other teams where necessary. This was challenging, and became difficult to sustain as the weeks continued to pass.

We closed our phones lines from incoming calls in order to manage our work load whilst working from home. However, we also wanted to keep our personal touch and reassure our clients that we were available on the phone if needed so we added a ‘call-back’ system. This allows clients to request a call back at a suitable time.

In conveyancing there is a saying that you can only go as fast as the other parties involved. I really felt the impact of this during lockdown. A lot of our clients wanted to progress as quickly as possible but this was not always achievable in light of government guidance or where the other parties’ solicitors or estate agents were closed, or perhaps working limited hours. Of course, this is understandable in the circumstances but given we are an online firm and were fully-functioning throughout I found it challenging to manage client’s expectations.

I feel like this experience has really brought our team closer because we had to communicate more than ever whilst working from home in order to ensure transactions continued to progress, and to support each other. We mainly communicated over Zoom and telephone, with the occasional funny picture via email to keep spirits high. Our Director David Pett was good for this.

Working from home during lockdown was tough but I truly believe that we have learnt some invaluable lessons which will improve our service moving forward with technology at the forefront.





During Covid-19 we were able to launch our premium service which as proven extremely popular.

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

Housing market to reopen

We are pleased to hear that the government has opened up the housing market as of today, throughout this pandemic we have continued to assist clients by completing on transactions within the parameters of government guidelines, and we will continue business as usual to assist all existing and new clients.

Here is what was announced.

The PUBLIC HEALTH, ENGLAND The Health Protection (Coronavirus, Restrictions) (England) (Amendment) (No. 2) Regulations 2020 are in force as of 13th May 2020.

Theses provide

6.— (1) During the emergency period, no person may leave the place where they are living without reasonable excuse.

(2) For the purposes of paragraph (1), a reasonable excuse includes the need—

(l) to undertake any of the following activities in connection with the purchase, sale, letting or rental of a residential property—

(i) visiting estate or letting agents, developer sales offices or show homes;

(ii) viewing residential properties to look for a property to buy or rent;

(iii) preparing a residential property to move in;

(iv) moving home;

(v) visiting a residential property to undertake any activities required for the

rental or sale of that property;

We will hope to see a steady and consistent rise of interest in our services, and we would like to take this opportunity to welcome any new enquiries.

Please do get in touch to receive a quote or discuss your options on 01603 863727, nb@mjpconveyancing.com or visit our website www.mjpconveyancing.com

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

FAQ with MJP Conveyancing

What is meant by residential conveyancing?

Residential Conveyancing is the legal process of purchasing or selling a house. Most people use solicitors to act for them on a house sale or purchase because they are not sufficiently familiar with the process. There are various aspects to consider during the transaction to ensure that client needs are guarded.

Are there any "hidden fees" included in a quote from MJP?

Not at all, we are completely upfront with our costings, if for whatever reason the client has generated an online quote and missed any information then we let them know early in the process. Our quotes are easy to understand and each costing is listed so there are no hidden fees. There are however extra fees that a client may request, these are fees that are not included in a standard transaction such as a declaration of trust this is optional where more than one client is contributing different shares and would like to safeguard these, we wouldn't be aware of these from the outset but we would offer on request.

What is your Geographical reach?

MJP is an online national award-winning Conveyancing Solicitors, although our office is based in Norwich we service clients across England & Wales. We are on the panel of several comparison sites and all major high street lenders, so access to our services is extremely accessible. The easiest way to access our services is to visit our website www.mjpconveyancing.com where the client can request a quote, send a message and read useful information about us. The client can also call us at any point if a call back is requested outside of normal working hours we aim to respond the same day.

How long does it take to complete on a transaction?

Under normal circumstances, we would be able to advise the client of a realistic time frame to complete on a transaction, however, due to the obstacles that COVID-19 presents this is ever-changing. In an ideal world, a standard transaction can take anywhere between 8-12 weeks. There are many parties involved within a transaction, the clients, the agents, the mortgage brokers, management companies, all of which work to their timescales which can throughout a transaction cause timescales to build up. Our current stance is to expect delays but also be reassured that we are making every effort to make the client journey as easy as possible.

What can a client expect when the initially instruct MJP?

As we are an online firm we take instruction from the quote that is sent in email, the client will then be taken to an online questionnaire which is designed to generate information to ensure that we understand the complexity of the transaction. Once this has been completed we will then set up the clients' 24/7 lifetime property logbook where they can see all communication relating to their case. The time between completing our initial checks is dependent on the client. We can verify a client’s ID via an app, there is no need to bring documentation to the office which saves on time from the outset.

Where can new clients read reviews of MJP's service?

We are very transparent with our service and welcome all reviews, we are currently rated 4.5/5.0 on trust pilot and 4.9/5.0 on Review solicitors which we feel is testament to our service. We are also very present on all social media platforms which we update on a regular basis.

In brief what is the online case tracking system?

Our online case tracking system allows the client to log in to their property logbook and view the current status of their transaction. This allows the client to receive prompt communication via online messaging with 24/7 lifetime access, this is unique for many reasons such as the client receiving email prompts as their journal is updated meaning this is effectively live time updates. One of the other features of the property logbook is that all legal documents, correspondence, financials, legal reports & property searches to name a few are all in one secure place for the client to access. Typically a client can expect to receive between 150-200 updates per file and even in these current times service levels are not affected negatively.

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

Simplifying the complications of a 'Covid 19 Contract of Sale'​

The need for conveyancers to follow the law and Government guidance following the out break of Covid 19 has never been greater, especially as we witness the Country travelling fast along the same graph line as Italy. 

So, we all should know that despite the fact is it not law, just guidance, we must do all we can to dissuade clients from moving home unless the property to be purchased or sold is vacant, and clients are reminded of health requirements. In the absence of a legal prohibition, if a client instructs a conveyancer to proceed, apart form asking the client to sign a disclaimer, the conveyancer is under a duty to act on those instructions. 

That’s the background out of which every practitioner seems to be working with a host of different and varying Covid 19 contractual clauses. In this article I wish to examine these, and to advance the the question of whether as lawyers we have fallen into that common trap of looking to overly complicate what should be a simple solution.  

Let go back to basics. The point of exchanging contracts is to introduce certainty by making sure both parties become legally obliged to complete the contract, and to impose in the event of a failure pretty significant financial sanctions.  This is essentially the heart of each and every conveyancing transaction. 

So what has changed. Yes, we face unprecedented events and are looking to operate in very difficult times. However if two parties decide, contrary to advice, to look to exchange contracts knowing full well of the risks of a delayed contract is it really necessary to add a long series of clauses to the contract to cover each and every eventuality? Furthermore, is it defeating the very essence of the contract to allow a party to look to rescind the contract if notice is served alleging a Covid 19 event has prevented that party from completing? 

The typical long form special conditions provide that the completion date can be deferred without penalty for up to 30 days if the agreed completion date becomes difficult to honour because of a Covid 19 event. Such events include a failure to arrange searches, obtain land registry documents or removal services, and/or a delay arising in securing mortgage funds and or help to buy bonus.  I can see the sense of this, though obtaining the same objective can and is capable of being achieved with less words and detail. 

So far so good. The part of the clauses I struggle with are the provisions allowing a party in certain defined circumstances to rescind the contract. I have seen clauses where one or other party in the chain is able to pull out of the legal commitment if their mortgage offer or help to buy funding is withdrawn, or if one party can no longer afford to proceed. The existence of a pandemic makes the risks of these events higher, yet surely they are the same risks that existed before the onset of this disease.  I go back to the point I make above. If the parties enter the contract knowing these risks exist before they commit themselves, surely it is unfair to allow the parties to carry into the transaction a ‘get out of jail card’. 

Surely the best option is look to ensure if possible there is a simultaneous exchange and completion. If this is not possible then perhaps look to pass down the chain a simpler clause, and one that offers the same flexibility, but without the uncertainty caused by the inclusion of clause to allow rescission. 

I have been using the following clause:

'Completion shall take place on [fix date] unless the current restrictions on movement imposed under the Coronavirus Act 2020 and the Health Protection (Coronavirus) Regulations 2020 remain in place, or are subsequently reinstated before completion takes place, in which event the completion date will change to a date fixed 35 days ( non working ) from and starting with the working day immediately following the lifting of the said restrictions unless an alternative completion date is agreed between the parties in the meantime’

This essentially allows the parties the freedom to move the completion date if the current lockdown is, as is likely, extended, or a new lockdown is ordered in the future.  

The certainty is that completion will take place ( 35 days after the date the lockdown ends) with no provision for either party to pull out without penalty.  

Clearly if one party has contracted Covid 19, the 35 days should provide more than enough flexibility to work around isolation periods. It also allows sufficient time to address the request of mortgage funds and help to buy bonuses.  The clause allows the parties to fix a completion date to their suiting once the restrictions are removed.  In the meantime the parties have the certainty of a completion and the general protection of the contract. 

We know that lenders are at Government direction looking to extend mortgage offers for three months so all being well the mortgage expiry date should not present a problem. 

In very complicated times I submit as lawyers we need to try and keep things simple and to make sure the purpose of a contract exchange is fulfilled in full.

David Pett

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

COVID-19 update from MJP Conveyancing

Covid-19 Information

Acting on the latest advice from the government we are now working in a home based environment, we are well equipped to work from home by using our in house built cloud based technology and telephone system.

If you wish to obtain a quote please call 01603 863727.

FOR EXISTING CLIENTS

Apart from suspending all incoming calls pending our return, all post, emails and other work on your transaction will continue as normal. If you need to speak with us urgently on the phone please message us through your online portal and somebody will look to return your call within two working days if not earlier.

In addition to this we operate a "cloud" based telephone system, this allows each of our case handlers to access and make use of the system via an application on their mobile phones at home.

Please note that all client messages will be processed as usual, we wish to assure you that there will not be any break in the continuity of our service.

We will update you when we return to office based working.

Thank you for your understanding in these difficult circumstances.

COVID-19 FAQ's

Buying and selling a property can be stressful enough without the added worry of a pandemic, but what does this mean for the property industry?. The truth is that policy and guidelines are changing daily and we have measures in place to protect our client's interests the best that we can. Some of the most common questions that we get asked are; Will I be charged any fees if the buyer or seller pulls out? If the "other side" pulls out of the transaction then in this instance we will not charge you an abortive fee, if however you decide to disinstruct then we will charge for the work that we have completed to date, which is capped at 50% of the legal fees. Are you still able to order searches? The searches that are required in a standard purchase when obtaining a mortgage are environmental, water & drainage and local authority. Although our search provider will be able to order these there may be a delay in the responses due to the policies of the organisations providing these. We have received the following update from our search provider regarding local authorities. Councils CLOSED until further notice: Bridgend, Corby, Darlington, Dover, Neath Port Talbot, Newcastle Upon Tyne, North East Derbyshire, West Berkshire. *Recently Added* Kingston Upon Thames, Amber Valley, Breckland, Kent Council (Highway Extend requests), East Riding of Yorkshire. The following councils are temporarily closed whilst they assess if they are able to offer their services in an alternative way: Brighton, Caerphilly, Cheshire East, Copeland, Derbyshire Dales, Eden, Elmbridge, Flintshire, Kings Lynn, Monmouth, Newark & Sherwood, North Lincolnshire, North Warwickshire, Slough, South Staffordshire, Test Valley, Torfaen, Tynedale, Vale of Glamorgan, West Lindsey, Cuty of York. *Recently Added* Burnley, West Lancashire, Blackburn with Darwen, Liverpool, Gateshead, Runnymede. Councils that are now back up and running: Blaenau Gwent, Stockton on Tees, Newcastle Under Lyme, Calderdale, Cornwall If my estate agent is still allowing viewings is this advisable?  We would recommend that as an individual you follow the H&S guidelines issued by the government, if you do complete a viewing take the necessary precautions such as wearing a mask and gloves and try not to touch surfaces, also wash your hands before and after the viewing. It is important to remember that information released to the public shows that Covid-19 can live on surfaces up to 9 days so please be careful. How can I verify my ID to proceed with my transaction? As we are completely online based solicitors we don't need to see our clients to complete on any transaction. We have two ways of processing ID, In October 2019 we partnered with a provider that enables us to complete our ID checks using an app meaning that you can complete our checks from the comfort of your own home. The second way is by providing certified ID and uploading it to your file, in the current climate we would always recommend using the app as a first option. What about a survey? Expect some delay in this regard. Surveyors should not be attending habited properties unnecessarily though they will still be able to undertake surveys on empty properties. Once movement restrictions are lifted you can commission a surveyor. If after this you would like to renegotiate the price of the property there will still be time to do so.

Government advice on home moving during COVID-19 OUTBREAK

Can I still buy and sell property? In short, yes. If you have already found a property to purchase you can continue with the conveyancing process. The same applies if you have already found a buyer for your property you can still proceed with the sale. If you have not yet found a property to purchase or if you have not yet secured a buyer now is a good time to prepare for when that time comes by instructed a conveyancer. There are still steps you can take to ensure that as soon as you are ready to proceed you have everything in place to do so. What about my mortgage? Whether or not you experience a delay will depend on where you are in the house buying process. If you have not yet secured a mortgage offer you may have to wait. Many mortgage lenders have put a pause on making offers as they are unable to complete their valuations. You can still use an online mortgage calculator to see how much of a mortgage you can afford. Will exchange and complete be delayed? Conveyancers have been advised to put measures in place so that exchange of contracts can still take place. Clauses can be added so that completion is on notice until the lockdown ends. This means that once the lockdown has ceased notice is served from one conveyancer to the other allowing each party some time to prepare for completion. Some completions can take place as normal, please see the below. Is every house sale effected? Thankfully, no. Right to Buy purchases from the council and tenants purchasing their property from their current landlord can continue as normal, however please be advised that this will be dependent on the councils ability to work remotely. Investment purchases can still go ahead as can vacant properties and newbuilds. It is also possible to complete on your property and not move in until it is safe to do so. When purchasing a newbuild please be advised to keep in regular correspondence with the development office to see how the disruption will affect the timetable for construction. The reality is that it is likely you will experience delays so please do keep your finger on the pulse. Transactions such as Transfers of Equity and Remortgages can also still go ahead. Now might prove to be a good time for you to move all things considering. Many people are now finding themselves with more spare time to enable themselves to pace themselves with moving and unpacking their belongings.

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

How does commercial conveyancing differ from residential conveyancing?

What is conveyancing?


Before establishing the differences in the processes, it is important to consider what conveyancing is; Conveyancing is the legal process of transferring an interest in property or land from one party to another party. The pitfalls and peculiarities much of the associated legislation and practices means that, ordinarily, the parties to the transaction instruct legal professionals to deal with the process.


The conveyancers solicitors' primary role in the process is to review the legal documentation to ensure that the legal obligations of each party is met when going through the transaction. They also review the title documents to the property to ensure the suitability of the property for a buyers' needs.


What are the differences?


Before the differences, it is important to realise that there are far more similarities than differences. At the core of each process, there is;

• Party A wishing to sell an interest in their property
• Party B wishing to purchase that interest in the property on offer
• An agreement on the terms of the transaction and relationship is reached
• The legal formalities are commenced (the conveyancing process)
• The suitability of the property for party B is ascertained
• The interest in the property passes from party A to party B on completion

Commercial conveyancing


While there are a lot of similarities at the heart of each process, there are some key differences too.


Freehold/Leasehold distinction


Whilst there are a vast number of leasehold residential properties in the UK, the vast majority of residential properties are still freehold properties. In commercial conveyancing, the majority of conveyancing transactions involve a business moving into leasehold premises, pursuant to paying a rent to a landlord that owns the freehold of the property.


Extent of rights required


As a result of the above, it is often necessary to consider the rights required of a commercial tenant in more depth than those in a residential transaction; as the majority of rights (save for new build properties) have already been established through transactions of the freehold residential property over time. These can include a number of rights, including but not limited to;

• Rights to use a shared car park
• Rights to use the stairwells and elevators in a shared commercial unit
• Rights to use shared facilities
• Rights to keys/keycodes
• Rights to building's utilities
• Rights to end the lease
• Rights to decorate and install further items
• Rights to advertise

Bargaining power/position of the parties


In residential transactions, generally by the time a file is created here, the terms of the agreement between the parties have established

• The price has been agreed
• The rough timescales have been considered
• Occasionally a bot of negotiation occurs in the form of agreeing price reductions and allowances for some works that become apparent following a survey, but in the main this is then dealt with by the agents

Unlike residential transactions, in commercial conveyancing, the parties on either side far more to negotiating terms; it's generally the nature of commercial businesses to do so.


Use class of the premises


In residential transactions, the position will generally be that the use of the building has long been established to be residential. In commercial premises, it is more common to have to consider whether the existing use class of the property is suitable for an ingoing occupier. The local authority may be required to grant permission for the building to be used for the running of a certain business (ie the premises was previously used as a restaurant, the use of class of the premises may need to be changed if the ingoing occupiers are planning on using the premises as a shop or as a post office)


Clients

The attachment of a commercial client to a transaction is generally financial; that is to say that the primary motivation in completing the transaction is financial.

In residential conveyancing, the process is generally the most important thing going on in each party's lives at that time; therefore, the attachment to the transaction is more personal than financial.

The similarities and differences in each process is vaster and more interesting than can be explained in a short blog entry. However, this gives a short overview of primary considerations in each process.

 Contributed by Thomas Keene Solicitor MJP Conveyancing

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

Estate Agents: Unlawful restriction on freedom of choice of conveyancer

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Times are hard for a number of estate agents, and with a sharp fall in commission, a number of agents are focusing more on increasing their secondary revenue streams, particularly referral fees.

We all know that referral arrangements exist and are, at least for now, a fact of life. The question whether agents and linked conveyances are as open about these arrangements as they should, is less clear.

The pressure on agents to maximise secondary income has led to an increasing number of complaints about the unprofessional and unlawful tactic of ‘bad mouthing’ the vendor’s choice of conveyancer in an effort to ‘sell’ the service of their own pet conveyancer.

We have found ourselves the victim of this practice.   Three local agents have made unjust remarks about our service in an effort to deter prospective clients from engaging us.   We have written to each and have not had the courtesy of a response.

This conduct is abhorrent and is on the rise.   The objective is clear.  The agent is keen not to lose the commission that will be gained if the agent can steer the client to the agent’s pet conveyancer.  No regard is had to the wishes of the client or indeed the client’s rights. 

A truly independent conveyancer will undertake due diligence on the legal title without influence from the agent,  and may, for instance, advise the client not to proceed with the purchase if there is a major issue with the title.   The conveyancer may also assist the client to purchase the property at the current market price and not at the value advised by the agent.   In short the conveyancer will act independently to everyone apart form the client. 

The risk for the client who is pushed in the direction of the preferred conveyancer is that the service provided may be strongly influenced by the value to the conveyancer of the high volume of work it receives from that agent.    There will be pressure on the linked conveyancer not to upset the agent who is feeding it with regular work.   The conveyancer would be less likely to advise on issues that could delay or jeopardise the transaction. 

So what is the narrative these agents use to ensure a prospective client goes with their recommendation?

Firstly, its best to use “our conveyancer is local" - There is no great advantage in a conveyancing solicitor being local because nearly all conveyancing tasks are completed using email and telephone.  Just because the conveyancer is local does not mean the conveyancer is any good!

“We use them all the time" - by the very nature of the arrangement, which will not be disclosed,  this is true. However the agent will have no direct control over the pace of the transaction, nor the actions of the other conveyancers in the chain. 

"Our conveyancer  is quick" -  There is no conveyancer who can guarantee a quick service due to the fact that the transaction will only proceed as fast as the slowest party in the chain.   Conveyancers have little control over the delivery time of searches and mortgage offers, for instance. 

‘If you go with your choice of conveyancer you will have problems’  - if a client hears this he or she should run a mile. Though the agent may profess to know about very conveyancer under the sun, the reality is that the agent will have little genuine information on the conveyancer and will not be basing the opinion on any facts.   The very fact the agent has mentioned this should ring alarm bells straight away.  The best advice is to walk out of the agency and look to find an honest agent, or to go the choice of conveyancer direct who  we are sure will point you in the right direction. 

It is both morally and legally wrong to provide false information in the delivery of a service. 

The National Trading Standards' Estate Agency Team issued guidance on property sales in September 2015 which clearly sets out the duties which estate agents, must provide to consumers, what rights consumers and clients have and what redress they have.

The guidelines are far-reaching and legally enforceable and breaches can be prosecuted in the criminal courts, resulting in possible jail terms and unlimited fines.

In particular, unfairness in practice, as defined in the guidance, is defined as results arising from the following:

• Giving false or misleading information to consumers regardless of how delivered, whether verbally, in writing or via telephone. This would cover providing a client with misleading information about the clients preferred conveyancer.
• Exerting undue pressure on consumers including pressuring a potential buyer to use associated services for example to use a particular firm of conveyancers
• Not acting with the standard of care and skill that is in accordance with honest market practice and in good faith.

Furthermore it  is illegal under the Estate Agents Act 1979 for an Agent to force a client to use the Agent’s preferred conveyancer. 

Blame for this practice does not stop with the agent and a client faced with pressure should also report the Agent’s pet conveyancer. 

Both the Solicitor's Regulation Authority (SRA) and the Council for Licensed Conveyancers (CLC) make it very clear that its members are meant to ensure that their client has chosen them to act without pressure being exerted on them to do so.

If  a client considers  he or she has been caught up in one of these referral arrangements and have been deprived of a free choice of conveyancer our advice is to complain to the Agent and also to the Regulator of the pet conveyancer. 

We will be happy to provide you with advice on you options. 

And finally….  Do keep in mind that it will probably cost the client  more - ( between £100 and £200) by engaging the pet conveyancer because most of these arrangements work on the basis of the referring agent’s referral fee being added to the fee paid for the conveyancing transaction. 

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