My house sale completed yesterday, so I can no longer tell people to “get orf my land” in a Somerset accent. I’m now looking for a flat in the city centre or Didsbury, on the basis that being in Bury is a crimp on my social life – plus another reason which I can’t mention for a couple of weeks. In the meantime, I’m back at my parents’ house, which is a bit cramped but will force me to work out what I actually want to keep from the mountain of stuff I’ve accumulated over the years.
posted by Paul at 10:28pm on Saturday 21st September 2013 | Comments Off on Achievement unlocked: House sale
Recently I was asked for recommendations on which solicitors to use for house sales/purchases. I ended up composing a fairly lengthy email, and thought it might be useful to others as well. None of this is legal advice for your specific situation – it’s more a general guide as to how you might find someone to provide you with that advice.
The first thing you need to check is whether your mortgage provider will allow you to use any solicitor (assuming you are buying and borrowing to do so). There are three possibilities:
- You can use any solicitor.
- You can use any solicitor, provided they are on the lender’s panel or are willing to join the panel.
- You can only use a solicitor from the lender’s panel.
If your mortgage includes the payment of legal fees, you will probably have to use whatever solicitor the lender provides. Be very careful about checking first, as otherwise you could end up having to pay two solicitors: yours and the lender’s if they are different firms.
Solicitors I have experience of dealing with for residential property transactions are Peter Robinson & Co (reasonably efficient, but based in Oldham) and AST Hampsons (efficient and open on Saturday mornings) – specifically the Bury branch. One of my friends from university, Gareth Aubrey, also works at Griffiths ings (I haven’t used them, but if you ask for Gareth and mention my name he’ll at least know where you’re coming from).
Whilst you can do everything by post, you might find it more convenient to use a local solicitor near your house or work, as then you can drop off and pick up documents without risking loss/delay in the postal system. Small firms are likely to give you a better service – large firms are unlikely to care about residential property unless you are spending substantial amounts or are an important client who might have other business to send their way (e.g. a CEO who will use them for corporate issues).
Watch out for hidden costs – there are two main types of charges/fees:
Solicitor fees: Pays for the time of dealing with your case. May be paid by your mortgage provider, and will probably be around 1% of the price paid for the property (or about £400-500 if you are just selling).
Disbursements: These are costs the solicitor incurs on your behalf, such as Land Registry searches, CHAPS fees etc. They will be recharged to you at cost, possibly with VAT added. Budget around £500 for this. Watch out if your lender says they will pay for your solicitor – they usually mean just the fees and not the disbursements.
You will have to pay all the costs even if the offer falls through. However, your solicitor might pro-rata the fees if they’ve only completed some of the work, and they shouldn’t charge you for any costs they’ve not incurred (e.g. if it falls through before they’ve started the searches).
Just to complicate matters, there are two types of firms: conveyancers and solicitors. Conveyancers just handle property/land sales and purchases, solicitors are more general but will usually have someone who specialises in conveyancing. There are slight differences in how they are regulated and insured, but nothing of practical significance. You might find a conveyancer a bit easier to deal with as they’re a specialist, but they probably won’t be able to advise you on other services – e.g. if you want to make a will at the same time (though you can use a separate firm for this).
Before you register with a solicitor or conveyancer, call them and ask:
- Who their regulator is and what their registration number is. It will either be the Council for Licensed Conveyancers or the Solicitors Regulation Authority. Go to the regulator’s website and double-check that the details you’ve been given by the firm match those on the register. Especially check the branch address details – some rogue firms have managed to get themselves on the register by adding themselves as a fake branch of a legitimate firm.
- Who their professional indemnity insurer is. This covers the firm if you have to sue them for negligence – e.g. if they forget to check something or give you poor advice (the insurer will pay as the firm probably wouldn’t have funds to meet the claim). It’s compulsory for conveyancers and solicitors to have this insurance, so avoid any firm which is reluctant to disclose the details of their policy.
- How they handle client money. You will transfer your deposit into an account with the firm, so there is a risk that they will go bust before handing it over to the vendor’s solicitors. They should keep the funds in a separate client account with a trust deed that means it can’t be seized by their creditors in the event of the firm becoming insolvent. They will mix your funds with other clients in the same account, but they should have a mechanism in place to work out which parts of the balance belong to each client.
- What their fees are, including an estimate of the disbursements. They won’t be able to give you an exact figure as there might be some unexpected costs – e.g. if they have to order extra documents – but it will give you a ballpark figure to see if they are competitive. You may have to pay part of the fees upfront before the solicitor will commence work.
- Whether the firm will deal electronically – e.g. via email, allow you to make bank transfers instead of writing cheques etc. A lot of firms are still stuck in the 19th century, and even with more up to date firms you’ll probably have to do some things on paper.
Residential conveyancing is a pretty standard process at the sub-£1m end of the market, so there shouldn’t be a great deal of difference in price between solicitors. If you do find a price differential, make sure that the firms are including all the fees in their quote, as some will leave out certain disbursements or VAT.
When it comes to exchange of contracts, if anyone pulls out after this stage they will have to pay the costs of everyone else in the chain. You might exchange and complete on the same day, which keeps thing simple, and your solicitor should be able to exchange on your behalf – i.e. you don’t have to attend in person.
If you’re buying a property with other people (e.g. a partner) you need to think about how the property ownership is split. Specifically it’s important with regards to what happens if one of you wants to sell (relationship break up, new job etc.), or passes away. If you’re not married, you won’t get any of the default rules regarding inheritance (including the tax-free transfer of assets), and living together doesn’t give you much in the way of rights. There are also potential complications with the difference between legal rights and rights in equity, but your solicitor should explain this in plain English if it applies to your situation. Even if you are married, it’s probably sensible to ask your solicitor about wills, just so everything is written down and agreed with regards to inheritances.
Finally, if in doubt, ask, double-check and if necessary get a second opinion. Solicitors make mistakes and have gaps in their knowledge just like everyone else, except when they mess up it tends to cost other people a lot of money. Also, I’ve found that if you ask the occasional sensible question, you get taken far more seriously than if you just sit there and nod at everything the professional says.
posted by Paul at 3:34pm on Wednesday 21st August 2013 | Comments Off on Solicitors for house sales and purchases
Despite having only been on the market for two weeks, I’ve received and accepted an offer on my house. It’s roughly what I paid for it, so if all goes to plan I won’t have have lost any money and will have effectively rented the property for the best part of two years (cost of interest plus maintenance work is roughly the same as renting a similar sized property). Although I’m selling and then buying – as opposed to at the same time – I’m going to start calling agents tomorrow so I can see what is available in terms of flats in Didsbury/Withington and the city centre.
Work-wise, things have more or less ground to a halt. I still have one day a week free to pursue other interests though, and there are a couple of business plans which I’m trying to get out off the ground whilst I have the spare time and a steady income – i.e. I’m not taking a risk in doing so.
One idea that I’m currently working on is PHP Recruiters, a specialist recruitment agency for PHP developer vacancies. There are a lot of IT recruitment companies out there, but two major bugbears I have about many of them is that they’re not run by technical people and they don’t answer emails promptly – if at all. I often find myself thinking ‘I could do this more efficiently’, and unlike solicitors I don’t need a licence or qualifications to set up an alternative option. I don’t know if there is a market for a technically knowledgeable recruiter, or standalone services such as organising interviews and external interviewers, but the cost of testing the water is only £5 for a domain name and a few hours of my time writing the content.
posted by Paul at 10:02pm on Tuesday 23rd July 2013 | Comments Off on House and business plans
My house is now officially on the market and has made its way onto Rightmove and Zoopla (between them they more or less control the online market). So far the estate agents have been quick and efficient, generally turning things around the next working day (by industry standards, that is lightning speed).
Current plan is to sell my house, move back with parents in the interim, and then buy a flat in the city centre or Didsbury.
posted by Paul at 10:48am on Friday 12th July 2013 | Comments Off on House on the market
The estate agent came round yesterday and took some photographs – fortunately as they sold the house last time and I haven’t done any internal structural work they can re-use the floor plans and measurements, which saves a lot of time. They picked up a few minor issues which might put off some sellers, but these are all small jobs which hopefully should be fixed in the next few weeks.
Expecting the house to go on the market early next week, with any luck viewings will commence by the last week in July.
posted by Paul at 9:22am on Wednesday 10th July 2013 | Comments Off on Moving preparations
I’m feeling a bit stuck where I am at the moment, and considering moving back to Manchester. Initially I thought buying a house in Bury would be the right move, but I’m having to spend the equivalent (and more) of a service charge on jobs such as new boiler, new garage roof etc. The property is also just too big for me—I don’t even use two of the rooms—and keeping on top of the two gardens is a bit much (I like gardening, but not the amount which is required to keep everything ship-shape). Location isn’t a problem most of the time, but in the evenings I often end up waiting for a bus or walking from Bury to my house (about 25 minutes—fine in summer but less so in winter).
The advantages of moving back to Manchester would be proximity to social activities (I’d be able to stay for a drink after meetings), reduced maintenance work (I’d probably buy a flat in the city centre or Didsbury) and access to a wider job market (Bury is too far out to commute to places like Stockport or Liverpool).
Disadvantages are the hassle and cost of moving, being a bit further from family, and having a smaller living space. The hassle of moving doesn’t bother me too much as I’m used to it, and the bulk of my possessions are books which can be boxed up in advance and moved to my parents’ house for a short time. Cost is a nuisance, but the interest saved by overpaying on my mortgage would absorb a large chunk of that. Distance would mean I couldn’t pop round to my grandparents’ for a cup of tea on a whim, but getting to Bury and back in a morning is easily achievable.
If I moved back and continued to work from ‘home’, I’d actually find a cheap office in the city centre and use that instead. It would cost a bit of money, but would allow me a wider choice of lunch venues and mean that I would already be in the city centre when it came to evening meetings. It would also create a distinction between home and work which I think is a good thing.
I’m currently pondering whether to put the house on the market as-is, and accept that I might not get as much as I’d hope and selling might take a while, or pay for pieces of work to be done in the hope that this will up the selling price by at least the cost of the work. House prices appear not to have moved much since I bought, and a new owner would have fewer jobs than I did.
posted by Paul at 1:55pm on Friday 28th June 2013 | Comments Off on Moving back to Manchester?
Below are the geek socials which I’m currently organising for June. They are open to all, and booking is only required for OtherCuisineBeer.
Saturday 1st June: Trip to Bletchley Park. Meet at 9am at Manchester Piccadilly, full travel arrangements can be found in the mailing list archive.
Friday 7th June: Currybeer – meet from 7pm at Hardy’s Well, we set off for curry by 8pm.
Friday 21st June: OtherCuisineBeer – cuisine to be decided. Meal starts at 7pm and is usually at a city centre location.
posted by Paul at 3:10pm on Monday 27th May 2013 | Comments Off on June geek socials
For anyone who reads my blog but hasn’t subscribed to the mailing list, the next Geek Walk will be on Saturday 25th May. We’ll be heading back to Uppermill for a walk, followed by lunch in The Church Inn.
Meeting point/time is 11:15 next to the self-service ticket machines at Manchester Victoria. When buying a ticket, the nearest stop to Uppermill is Greenfield (Uppermill station closed in 1917). We should be back just before 16:20. Hope to see you there!
posted by Paul at 10:12pm on Saturday 11th May 2013 | Comments Off on May Geek Walk – Uppermill
Several people have recently asked me why I’m not a Liberal Democrat, or to join the party, or just assumed that I’ve been a member for years. In fact, I’ve not been a member of any party since my first year at university, and I’ve never even actively campaigned for the Lib Dems. I have considered getting back into politics though, although I have ruled out being a councillor – the allowance is too low to cover my monthly costs – and life as an MP doesn’t particularly appeal either. I’d much rather operate behind the scenes, more advisor/strategist than front line politician or spin-doctor. The thing I find most frustrating is the stigma involved with being a member of a political party – it was particularly bad as a Conservative (EVIL TORY) and people I know in other parties seem to get it in the neck quite often as well.
The other avenue I have been investigating recently is the prospect of taking the Graduate Diploma in Law at MMU. This is effectively a conversion course which puts you in the same position as having completed a law degree. From what I can remember, you do the GDL, then the Legal Practice Course, and then join a law firm as a trainee and work your way up the ranks. For me, the safest option is do the GDL part time in the evenings, as that minimises the cost and means I don’t have to give up my job. The concept of becoming a solicitor specialising in company, insurance or technology law (the first two I have become familiar with through my job and voluntary organisations) is especially appealing, though my main concern is how long it would take to get there. There’s an open day at MMU next week, so I’m planning to attend that and get a bit more information, plus act on helpful tips from a long discussion with Richard (who works for a law firm, though not as a solicitor) after last week’s Currybeer to see what career opportunities are available for older entrants without a law degree.
posted by Paul at 10:27pm on Monday 6th May 2013 | Comments Off on Politics and law
Primarily for the benefit of people who I still keep in touch with but don’t see in person very often…
All the urgent jobs on my house are complete, including the unexpected expense of having to replace the garage roof when it started to break up (the original installers did a shoddy job, using straw instead of boards). The house still needs a rewire and a new kitchen, but I suspect it will be the end of the year before I can afford the latter.
Job-wise, things are very quiet. I’ve now reached the stage where I have virtually nothing left to do, as all the major programming projects have been completed.
More than anything, I feel that I’m just coasting along, and I’m not sure where to go next. I think I’ve reached the maximum of what I can earn as a developer in Manchester, but I have little commercial management experience to push me up onto the next level (most of my experience in that area is from the voluntary sector). At the moment I’m looking for things to do in my free day (usually Wednesday). So far I’ve had little success with the charities in Bury – either I don’t hear back or I find that there’s a huge personal liability involved (e.g. organisations which own properties and employ staff without incorporating).
posted by Paul at 11:28am on Wednesday 10th April 2013 | Comments Off on Life update