Latest news with #JaneDenton
Daily Mail
19-07-2025
- General
- Daily Mail
Wasps making our lives a misery: How can we get our neighbour to tackle a nest while we try to sell our home?
We're trying to sell our house, but next door has a major wasp infestation at the front of their property, which is always visible during viewings. We have young children and have previously mentioned the wasps to the neighbours in question, but they just don' tseem bothered about getting the infestation sorted. How can we get our neighbours to get rid of the wasps? What are their options for getting this problem resolved and can we compel them to sort it out? Jane Denton, of This is Money, replies: Britain is facing a surge in wasps this summer, with some experts claiming there is a 'population explosion.' The spring sunshine lured wasps out of hibernation early, giving them more time to grow. The head start means this year's nests are already surpassing last year's in size, with months still to go. Social wasps live in colonies and in Britain are usually yellow and reddish brown or black. Their colonies can consist of hundreds or thousands of female workers and their much larger mother, the egg-laying queen. Wasps have a bad reputation, but, according to the Royal Horticultural Society, are beneficial in gardens as they feed their grubs on caterpillars, greenfly and other insects and help reduce plant damage. However, wasps can become a nuisance to people during the late summer when, as the weather becomes a little cooler, they become more likely to sting. A wasp, unlike a bee, can sting many times. Social wasps in distress emit a pheromone that sends nearby colony members into a defensive, stinging frenzy. Although a wasp sting is not normally serious, it can be painful, and in certain cases cause a severe reaction. While not a long-term solution, keep your property's doors and windows closed to prevent wasps from your neighbour's property getting in. As you are in the process of trying to sell your home, try and have another polite conversation with your neighbours about the wasps. As a last resort, consider contacting your local council about the issue, telling them why you think the wasps pose an environmental health issue or potential danger to people. Trying to get the problem resolved via the council could be time-consuming, which is not ideal when you are trying to sell your property. I asked two experts for their advice. John Horsley, professional development officer at the British Pest Control Association, says: Wasps are likely to make their nest somewhere sheltered, often under trees or in bushes, in wall cavities, under eaves or in a shed or garage, but they have been found in much more unusual places, from toilet cisterns to brass instruments. Several factors can influence where a nest is built. For a nest to be successful, it will need to be in a protected location with readily available materials nearby to construct the nest. Wasps will also look for sites that have a regular food source present, from which they will feed roughly every 15 minutes. At this time of year, the nest will be expanding and at its peak in late summer, could be home to between 3,000 and 5,000 individuals. It is always best to start by speaking to your neighbour and ask again if they are aware of the wasps' nest on their property. Explain the possible issues and point out that in high traffic areas, a wasp nest can cause a public health risk. Wasps will sting if they feel threatened and if they become defensive of the nest, they can emit a pheromone that acts as a call for back-up and can trigger a stinging frenzy from a swarm of angry wasps. Their stings can cause an allergic reaction known as anaphylaxis, which can be fatal. If anaphylaxis is suspected, dial 999 immediately. Never attempt to deal with a wasp nest if you think you might be allergic to stings. You can ask the neighbour to have the nest treated, but if they are unwilling and you feel the nest poses a risk to occupants of your property you could escalate the problem to your local authority, which may be able to help with advice or even use legislative powers to have the nest treated. However, treating a wasp nest can be very dangerous. We recommend getting help from a BPCA member who will have the technical knowledge to deal with the problem safely, as well as having access to products that are not available to members of the public. The good news is that the situation will resolve itself eventually as wasps will abandon the nest as autumn arrives. Sophie Thorogood, technical training manager at Pest-Stop, says: The best option might be to offer to pay to get the wasp nest treated by a pest controller. Get your neighbour's permission to enter their property to resolve the issue quickly. While wasps are considered a public health pest, it is unlikely that your local council would be in a positron to take timely action by late September, when the nest will have died down. Some laws like the Environmental Protection Act 1990 or the Public Health Act 1936 could be applicable, but these are more likely to be used when the risk to public health is larger, for example at a school where there is a nest near a playground or if a child has a serious allergic reaction to a wasp sting. A pest controller will usually apply an insecticide near the entrance of the nest. The wasps then bring the chemical into the nest, causing them to die from the dose after a few days. Do not be tempted to try and get rid of the nest yourself, as this can be unsafe and ineffective. How to find a new mortgage Borrowers who need a mortgage because their current fixed rate deal is ending, or they are buying a home, should explore their options as soon as possible. Buy-to-let landlords should also act as soon as they can. Quick mortgage finder links with This is Money's partner L&C > Mortgage rates calculator > Find the right mortgage for you What if I need to remortgage? Borrowers should compare rates, speak to a mortgage broker and be prepared to act. Homeowners can lock in to a new deal six to nine months in advance, often with no obligation to take it. Most mortgage deals allow fees to be added to the loan and only be charged when it is taken out. This means borrowers can secure a rate without paying expensive arrangement fees. Keep in mind that by doing this and not clearing the fee on completion, interest will be paid on the fee amount over the entire term of the loan, so this may not be the best option for everyone. What if I am buying a home? Those with home purchases agreed should also aim to secure rates as soon as possible, so they know exactly what their monthly payments will be. Buyers should avoid overstretching and be aware that house prices may fall, as higher mortgage rates limit people's borrowing ability and buying power. What about buy-to-let landlords Buy-to-let landlords with interest-only mortgages will see a greater jump in monthly costs than homeowners on residential mortgages. This makes remortgaging in plenty of time essential and our partner L&C can help with buy-to-let mortgages too. How to compare mortgage costs The best way to compare mortgage costs and find the right deal for you is to speak to a broker. This is Money has a long-standing partnership with fee-free broker L&C, to provide you with fee-free expert mortgage advice. Interested in seeing today's best mortgage rates? Use This is Money and L&Cs best mortgage rates calculator to show deals matching your home value, mortgage size, term and fixed rate needs. If you're ready to find your next mortgage, why not use L&C's online Mortgage Finder. It will search 1,000's of deals from more than 90 different lenders to discover the best deal for you. > Find your best mortgage deal with This is Money and L&C Be aware that rates can change quickly, however, and so if you need a mortgage or want to compare rates, speak to L&C as soon as possible, so they can help you find the right mortgage for you.
Daily Mail
17-07-2025
- Health
- Daily Mail
Can I really be fined €6,900 for going to Spain without travel insurance?
I read a story that said Spain could start issuing big fines of up to €6,900 to British holidaymakers if they cannot produce proof of travel insurance covering medical costs. When I tried to discover if this was true, I hit a brick wall. I thought that a GHIC covered me in Spain and getting travel insurance for extra medical costs was up to me. Could I really be fined when I go on holiday? Jane Denton, of This is Money, replies: In recent weeks, reports have been published suggesting Britons could be fined up to €6,900, or around £5,900, if they go to Spain and are unable to prove they have adequate travel insurance covering medical costs. The reports suggest Britons must have travel insurance that stands to cover all medical costs for the duration of their stay in Spain, or risk a substantial fine. According to some of the articles, the insurance policy must meet certain criteria outlined by the Spanish Ministry of Health, such as covering medical emergencies, hospital stays and other essential services. Some of the media reports include a quote purporting to be from Spain's health minister, emphasising that this measure was designed to ensure that all visitors have the necessary financial resources to cover the costs of medical care, and avoid placing further strain on the country's healthcare system. This is Money has, like you, been working to figure out what is going on and whether the reports are correct. Response from Spain's Ministry of Health Last week, we contacted Spain's Ministry of Health and asked them whether Britons could be fined up to €6,900 if they travel to Spain and are found to be without travel insurance covering medical costs. On Tuesday, we received a response in Spanish, which translates as: 'According to our information, there are no regulations in place requiring British tourists to purchase private health travel insurance to enter Spain as tourists.' However, the department said it still 'highly recommended' that visitors to Spain have travel insurance that includes medical cover, especially if their stay is longer than 90 days or the individual does not have a valid European Health Insurance Card (EHIC) or Global Health Insurance Card (GHIC). I also contacted Britain's Foreign, Commonwealth & Development Office about the matter. It said it was for the Spanish authorities to answer questions on the terms they set for people entering Spain. The Government department said it kept its travel advice under constant review 'to ensure it reflects the latest updated information for British nationals travelling abroad.' The FCDO noted that it had longstanding advice that British nationals should purchase appropriate insurance before travelling abroad. The FCDO website does state that Britons could be asked to show proof of their travel insurance at the Spanish border. There is no mention of a potential fine at present. What should British tourists do? To date, it has not been confirmed by authorities in Spain or Britain that you could be fined if you are found to be travelling to Spain without adequate travel insurance. This could change. However, it is always sensible to take out travel insurance providing appropriate medical cover before you travel abroad. The risks of not taking out travel insurance can be extremely serious if things go wrong. Use comparison sites and do your research to ensure you get an appropriate level of cover. The cheapest policies may not be the most appropriate, particularly when it comes to providing adequate cover in case of a medical emergency overseas. If you are going to Spain, read the FCDO's online travel advice for Spain. This covers topics like entry requirements, insurance advice and health insurance cards. The FCDO also has a list of medical providers in Spain where some staff will speak English. If you are in Spain and need to access state healthcare in Spain, you will need a valid EHIC or GHIC card. A GHIC or EHIC covers state healthcare. It does not provide private healthcare cover. With a GHIC or EHIC card, you can get medically necessary treatment in Spain on the same basis as a Spanish citizen. This means that you will get healthcare services for free or at a reduced cost. If you travel to Spain or elsewhere in Europe without a valid EHIC or GHIC, you may need to pay in full for the state treatment or care you receive. A GHIC or EHIC card is not a replacement for travel insurance. The cards do not cover everything, such as mountain rescue or being flown back to Britain via a medical repatriation. The GHIC has replaced the existing EHIC card. If you have an existing EHIC you can continue to use it until the expiry date on the card. Once it expires, you will need to apply for a GHIC to replace it. You can apply for a new card up to nine months before your current card expires. A UK GHIC is free and lasts for up to five years. You can apply for your new card through the NHS website. Avoid using unofficial websites as they may charge you a fee to apply. Britons also need to be careful about their passport when entering Spain. Britons entering Spain must have a passport date of issue less than 10 years before the date you arrive. Your passport also needs to have an expiry date at least three months after the day you plan to leave the Schengen area. The expiry date does not need to be within 10 years of the date of issue.
Daily Mail
12-07-2025
- General
- Daily Mail
We moved to the city and can't bear the noise: What's the best way to soundproof our home?
We've recently moved from a rural area to a large city for my new job. The house we've bought is semi-detached and on a fairly busy road. There are also lots of neighbours nearby which we're not used to. What's the best way to soundproof our house from noisy neighbours and road noise? How much could this all cost and is any planning permission needed? Jane Denton, of This is Money, replies: It is no surprise that you are wincing at the increase in noise having moved from a rural idyll to the inner city. Sound can travel in two ways. The first is through the air, such as people talking across a room, while the second is via impact vibrations, like footsteps on floorboards. Many houses in Britain have thin walls, floors and ceilings without adequate soundproofing or insulation. If you are willing to put the money into it, there are a myriad of soundproofing options available. You can soundproof walls, ceilings, doors and even floors. I asked two experts for their advice. Clive Holland, a broadcaster on Fix Radio, says: Moving from a rural area to a busy city street can definitely make noise a bigger issue, especially in a semi-detached house where neighbours are close by. The best way to soundproof your home is to take a comprehensive approach - addressing windows, walls, floors and doors. This will help create a much quieter and more comfortable living environment. I'd start with the windows and doors, as these are often the main entry points for noise. Upgrading to double or triple glazing can make a huge difference in cutting down outside noise. For a typical semi-detached house, replacing all the windows might cost between £4,000 and £7,000 depending on the size and type of glazing you choose. Sealing any gaps around window frames and doors with draught-proofing strips or acoustic seals is also important. Next, I'd look at the walls. Many older properties lack proper sound insulation, so adding acoustic panels or building a new internal stud wall with insulation can help a lot - as well as keep in warmth. It usually costs between £50 and £100 per square metre, depending on the materials and whether you hire a professional. Bear in mind that internal wall insulation will reduce your room size a little, so you'll want to plan carefully. Floors are another big factor. If you have suspended timber floors, adding insulation underneath and using carpets with a thick underlay can absorb noise effectively. For concrete floors, acoustic underlays or floating floors designed to reduce sound work well. Costs vary but expect to spend at least £1,000 depending on the size of the area and method chosen. Ceilings shouldn't be forgotten either, especially for those who get noise from upstairs neighbours. Adding soundproofing layers beneath the ceiling using resilient bars and acoustic plasterboard is effective, though it can be more disruptive and costly. Additionally, internal soundproofing generally doesn't require planning permission since you're not changing the exterior. However, if you're thinking of external changes like secondary glazing or cladding, it's wise to check with the local council first. All told, a full soundproofing job from top to bottom could cost between £8,000 and £20,000 depending on the size of your home and the work involved. It's a big investment but well worth it for peace and quiet. I'd recommend getting a professional survey and quotes to find the best solution for your property. Phil Lyons, managing director of The Soundproofing Store, says: Most domestic noise travels through common routes. In terraced or semi-detached houses, noise often comes through shared party walls, carrying the sounds of voices, TV or music from next door. In flats, ceilings and floors can transmit footsteps and other impact noise between levels. Even within your own home, internal stud walls and timber floors can let noise pass from room to room. And of course, windows and doors are often the weak points when it comes to traffic and street noise outside. You will need to break the link between the walls and the soundproofing layers to stop sound vibrations travelling through. Use specialist soundproofing fixings as they isolate soundproofing layers from the offending wall. Soak up sound vibrations using elastic, damping materials or closed cell foam. You can also increase the density of the wall with heavy materials like mass loaded vinyl, FlexiSound and acoustic plasterboard to block airborne noise. The great thing about soundproofing your wall is that soundproofing works both ways. If you can hear your neighbours, most often than not they can also hear you. Soundproofing one side of the party wall achieves quiet and privacy for both homes. When it comes to road and street noise, windows and doors are often the most vulnerable areas. Upgrade to well-fitted, high-spec double or triple glazing with acoustic glass, or adding secondary glazing if replacing the windows isn't an option. It's also crucial to make sure window and door frames are properly sealed to prevent sound leaking through gaps. Costs for soundproofing vary depending on the size of the area involved. Soundproofing is an investment in your health and well-being. Done properly, you'll only need to do it once, and the improvement in your quality of life is priceless. An expert will be able to provide you with a tailored quote. You don't need planning permission to soundproof internal walls, floors, or ceilings as it's considered internal home improvement. If you plan to change windows on a listed building, check with your local council first, as you may need consent. How to find a new mortgage Borrowers who need a mortgage because their current fixed rate deal is ending, or they are buying a home, should explore their options as soon as possible. Buy-to-let landlords should also act as soon as they can. Quick mortgage finder links with This is Money's partner L&C > Mortgage rates calculator > Find the right mortgage for you What if I need to remortgage? Borrowers should compare rates, speak to a mortgage broker and be prepared to act. Homeowners can lock in to a new deal six to nine months in advance, often with no obligation to take it. Most mortgage deals allow fees to be added to the loan and only be charged when it is taken out. This means borrowers can secure a rate without paying expensive arrangement fees. Keep in mind that by doing this and not clearing the fee on completion, interest will be paid on the fee amount over the entire term of the loan, so this may not be the best option for everyone. What if I am buying a home? Those with home purchases agreed should also aim to secure rates as soon as possible, so they know exactly what their monthly payments will be. Buyers should avoid overstretching and be aware that house prices may fall, as higher mortgage rates limit people's borrowing ability and buying power. What about buy-to-let landlords Buy-to-let landlords with interest-only mortgages will see a greater jump in monthly costs than homeowners on residential mortgages. This makes remortgaging in plenty of time essential and our partner L&C can help with buy-to-let mortgages too. How to compare mortgage costs The best way to compare mortgage costs and find the right deal for you is to speak to a broker. This is Money has a long-standing partnership with fee-free broker L&C, to provide you with fee-free expert mortgage advice. Interested in seeing today's best mortgage rates? Use This is Money and L&Cs best mortgage rates calculator to show deals matching your home value, mortgage size, term and fixed rate needs. If you're ready to find your next mortgage, why not use L&C's online Mortgage Finder. It will search 1,000's of deals from more than 90 different lenders to discover the best deal for you. > Find your best mortgage deal with This is Money and L&C Be aware that rates can change quickly, however, and so if you need a mortgage or want to compare rates, speak to L&C as soon as possible, so they can help you find the right mortgage for you.
Daily Mail
05-07-2025
- General
- Daily Mail
The house I bought is infested with rats - can I take action against the seller?
I bought a new house a few months ago and recently heard a noise in the loft. Upon inspection, I noticed some rat droppings. I asked my neighbours if they'd heard or seen anything to do with this, which they hadn't. However, one did say a previous occupier of my house had asked a similar question to mine. During the sale, I never asked the seller anything with regards to vermin. They never mentioned it on the TA6 form and it didn't come up in the property survey. Can I claim redress against the previous owner for the costs incurred in curing this problem, or is it a case of buyer beware? If I can claim, what would the procedure be? Jane Denton, of This is Money, replies: Estimates about the number of rats across Britain vary, but it is safe to say there are millions of them. Brown rats are common and often found around homes, gardens and in urban areas. They can grow to between 15 to 27 centimetres, with tails nearly as long again. Rodents are prolific breeders and, according to the RSPCA, can produce anything from 15 to 100 young a year. Brown rats breed throughout the year. Sellers are legally obliged to provide accurate information about their property to buyers. Documents like the TA6 form are completed by the seller and designed to give the buyer important information on the property. If the seller provides incorrect or incomplete information, the buyer may, in some cases, be able to make a claim for compensation against the seller, or, if at an earlier stage, refuse to complete the purchase. When completing the TA6 form, sellers aren't expected to have legal or technical knowledge, or knowledge of things that happened before they owned the property. You have said that the seller made no mention of rats during the conveyancing process, yet have now found them in your loft. You did not make pre-contract enquiries about vermin at the property. It is not clear whether the seller knew or didn't know about the rats, and that distinction is significant. I have asked two solicitors for their thoughts on whether or not you are in a position to take action against the seller. James Naylor, a partner at Naylor Solicitors, says: The discovery of droppings in a newly purchased property is concerning. But does the post-completion discovery of vermin give rise to a legal claim? A recent High Court decision provides some guidance. In a 2025 case, the buyers of a £32.5million Notting Hill mansion thought they were getting a palace rather than a lepidopterist's paradise. Post-completion, they discovered a moth infestation. Suspecting the seller had swept the problem under the presumably moth-eaten rug, the buyers scrutinised the seller's responses to pre-contract enquiries. The seller had expressly stated that there were no vermin problems. Therefore, the court decided that the buyers were entitled to rely on the seller's representations and found that the seller had misrepresented material facts. As a result, the buyers were entitled to tear up the contract. While the facts of the moth infestation case are superficially similar, there are important distinctions. In the moths case, the buyers made direct and specific enquiries regarding vermin, and the seller's responses were found to be false considering their actual knowledge. In the present scenario, no such specific enquiry was made regarding vermin, and there is no evidence that the seller's responses to the TA6 property information form were false. Furthermore, in the moths case, the court's decision turned on the seller's actual knowledge of a severe infestation and the false nature of their replies to pre-contractual enquiries. In the current matter, there is no evidence the seller was aware of a rat problem or that they answered falsely. Had a direct question about vermin been posed and the seller denied knowledge, despite being aware, a misrepresentation claim may have been a runner—even if the infestation was not readily apparent. Additionally, in the current scenario, the pre-purchase survey did not identify any evidence of vermin, and there is no suggestion of surveyor failings. The neighbour's recollection of a historic issue is, at best, hearsay and does not necessarily constitute evidence of a current problem or of the seller's knowledge. The moths case serves as a reminder that whilst the courts will not tolerate false or misleading answers, particularly where the seller is aware of a problem, in the absence of a specific enquiry and evidence of false representations—as in the present facts—the principle of 'buyer beware' may indeed likely prevail. And, unless further evidence emerges of the seller's knowledge and dishonesty, a claim for costs is unlikely to have legs. Manjinder Kaur Atwal, director of property law at Duncan Lewis Solicitors, says: Unfortunately, your situation is one that many buyers find themselves in: uncovering an unpleasant issue with a property only after completion, with no obvious recourse. In legal terms, the principle of 'caveat emptor', or buyer beware, applies to most residential property purchases in England and Wales. The onus is generally on the buyer to investigate the condition of the property before agreeing a purchase. However, it is not the end of the story. There are several angles to explore depending on the facts of your case. The TA6 property information form, completed by the seller, asks questions about property's condition, including about the existence of pests or infestations. If the seller answered 'no' to this question and knew that there was or had been a rodent issue in the loft it could amount to misrepresentation. To bring a claim, you would need to show that the seller knew about a rodent infestation and intentionally failed to disclose it, you relied on their misleading when deciding to buy the property and you suffered a financial loss, such as pest control costs or the value of the property. The difficulty lies in proving what the seller knew and when. Neighbours may be able to recollect if any previous occupiers mentioned the issue and could help establish whether the problem is long-standing, although might not necessarily show the most recent seller was aware. If no signs of vermin were mentioned in the survey it would be unlikely you could claim against the surveyor, unless the signs were so obvious that a competent professional should have spotted them. Obviously, rodents can enter a property post-sale, so timing is critical. To pursue a misrepresentation claim, it is best to start by writing a formal letter before action to the seller outlining your complaint and any losses. Then you may wish to seek pre-action disclosure requesting relevant information, such as pest control invoices or communications. If the seller denies knowledge or liability, you could issue a claim in the small claims court, or County Court or High Court for higher sums. The key to success here is providing solid evidence the seller knowingly concealed a vermin problem, which is not easy. Keep your receipts and if you believe, you have evidence the seller knew about the issue, consider speaking to a solicitor. While frustrating, the cost of dealing with rodent problems usually falls to the buyer unless clear misrepresentation can be shown. How to find a new mortgage Borrowers who need a mortgage because their current fixed rate deal is ending, or they are buying a home, should explore their options as soon as possible. Buy-to-let landlords should also act as soon as they can. Quick mortgage finder links with This is Money's partner L&C > Mortgage rates calculator > Find the right mortgage for you What if I need to remortgage? Borrowers should compare rates, speak to a mortgage broker and be prepared to act. Homeowners can lock in to a new deal six to nine months in advance, often with no obligation to take it. Most mortgage deals allow fees to be added to the loan and only be charged when it is taken out. This means borrowers can secure a rate without paying expensive arrangement fees. Keep in mind that by doing this and not clearing the fee on completion, interest will be paid on the fee amount over the entire term of the loan, so this may not be the best option for everyone. What if I am buying a home? Those with home purchases agreed should also aim to secure rates as soon as possible, so they know exactly what their monthly payments will be. Buyers should avoid overstretching and be aware that house prices may fall, as higher mortgage rates limit people's borrowing ability and buying power. What about buy-to-let landlords Buy-to-let landlords with interest-only mortgages will see a greater jump in monthly costs than homeowners on residential mortgages. This makes remortgaging in plenty of time essential and our partner L&C can help with buy-to-let mortgages too. How to compare mortgage costs The best way to compare mortgage costs and find the right deal for you is to speak to a broker. This is Money has a long-standing partnership with fee-free broker L&C, to provide you with fee-free expert mortgage advice. Interested in seeing today's best mortgage rates? Use This is Money and L&Cs best mortgage rates calculator to show deals matching your home value, mortgage size, term and fixed rate needs. If you're ready to find your next mortgage, why not use L&C's online Mortgage Finder. It will search 1,000's of deals from more than 90 different lenders to discover the best deal for you. > Find your best mortgage deal with This is Money and L&C Be aware that rates can change quickly, however, and so if you need a mortgage or want to compare rates, speak to L&C as soon as possible, so they can help you find the right mortgage for you.
Daily Mail
28-06-2025
- Business
- Daily Mail
I'm a first-time buyer - what is conveyancing and how much does it cost?
I'm looking at flats to buy but am a first-time buyer and have a lot to learn. I hear a lot about the conveyancing process, yet I'm not 100 per cent sure how it works or what's really involved. All I keep hearing is that it can be drawn out and costly. Can you tell me more about the conveyancing process and how I can ensure everything goes smoothly? Jane Denton of This is Money replies: It is essential you understand the conveyancing process. You need to know what you will be paying a solicitor or licensed conveyancer to do. You may also want to read our complete guide to buying your first home. Conveyancing is the legal means of transferring the ownership of a property from a seller to a buyer. The process starts once a seller accepts an offer from a buyer. Most buyers and sellers appoint a solicitor or licensed conveyancer to carry out the conveyancing process for them. It is possible to go it alone and do what is known as DIY conveyancing, but this is very risky and could end up costing more in the long run. If you opt for a solicitor, have a look at the Law Society's website to help you select one dealing with property sales. Before appointing a solicitor, check they are registered with the Law Society. Don't feel pressured to go with a conveyancing or legal expert recommended by the estate agent you are dealing with. You should get fee quotes from a few different solicitors or licensed conveyancers. Fees can vary significantly. Fixed fees are available, but unexpected charges can still crop up. Know the costs involved According to the HomeOwners Alliance, the average conveyancing fee for a house in Britain is £2,380, including disbursements. Disbursements are costs incurred by the conveyancer, which the client pays them back for - for example, the cost of accessing information on the Land Registry. The costs involved can vary by location and the value of the property. Conveyancing is the area of law that draws the most complaints, according to the HomeOwners Alliance, meaning it is important to find the best expert you can afford. Look for reviews, experience and responsiveness before instructing an expert. Once you have instructed a conveyancing expert, they will undertake identity and anti-money laundering checks, before requesting certain documents like the draft contract for the property's sale from the seller's solicitor. Your conveyancing professional will check the draft contract and flag any potential concerns or amendments. They will speak to you about any concerns over things like service charges, ground rents or leases, if applicable. Early on in the conveyancing process, get a survey arranged for the property you are buying. If there are significant issues flagged by the survey, you may be able to renegotiate the price. Your solicitor will complete a number of 'property searches' for you. These will dig out any potential issues like major planning developments planned nearby, flood risk and any restrictions on the land. Sometimes issues or concerns crop up and delay the conveyancing process. Neither you nor the seller are legally tied in to the sale until contracts are exchanged. The conveyancing process is only finished when you complete on the property and get the keys for it. You might have to wait a while before your name is added to the deeds via the Land Registry. The conveyancing process typically takes 12 to 16 weeks, but it can be longer. I have asked a solicitor to delve deeper into what the conveyancing process is and how it works. 'Conveyancing is like running a marathon' James Naylor, a partner at Naylor Solicitors, says: The conveyancing process is complex, laden with legal terminology, regulatory checkpoints, and substantial financial implications. For most individuals, it represents the most significant financial undertaking of their lives. To demystify the process, imagine conveyancing as running a marathon, rather than a sprint. The marathon begins when your offer is accepted. The estate agent sounds the starting gun by issuing a memorandum of sale - think of this as the official start of the race. At this point, the route is mapped out, but nothing is legally binding; you are merely at the starting line, warming up. Your solicitor opens a file, verifies your identity, and determines whether you are running solo or as part of a joint purchase. You will be asked to provide initial funds for expenses. If you require a mortgage, this is the first major checkpoint. Your lender will assess the property valuation and may set conditions. Your solicitor acts as your coach and referee, ensuring you adhere to the rules and avoid disqualification. Legal searches are akin to checking the marathon route for hazards. Anything from planning issues to flood risks could crop up. A surveyor inspects the property itself, ensuring there are no structural or other weaknesses that could cause you to stumble. The seller's solicitor drafts the contract and responds to standard pre-contract enquiries. As you are likely to be purchasing a leasehold property, expect additional paperwork and the involvement of the landlord or managing agent—these are the hills and bottlenecks that can slow your pace. Once all due diligence is complete, you approach the final stretch. You sign the contract and pay the deposit. Upon exchange, you are committed to finishing the race— and, subject to some nuances, there is no turning back, even if you hit the proverbial wall. Completion day is the finish line. You pay the remaining balance, receive the keys, and officially cross into home ownership. After the race, your solicitor handles the post-completion formalities: paying any Stamp duty Land Tax due and registering your ownership with the Land Registry. You receive your medal in the form of title deeds. Your race is run, and you are a homeowner. Best mortgage rates and how to find them Mortgage rates have risen substantially over recent years, meaning that those remortgaging or buying a home face higher costs. That makes it even more important to search out the best possible rate for you and get good mortgage advice, whether you are a first-time buyer, home owner or buy-to-let landlord. Quick mortgage finder links with This is Money's partner L&C > Mortgage rates calculator > Find the right mortgage for you To help our readers find the best mortgage, This is Money has partnered with the UK's leading fee-free broker L&C. This is Money and L&C's mortgage calculator can let you compare deals to see which ones suit your home's value and level of deposit. You can compare fixed rate lengths, from two-year fixes, to five-year fixes and ten-year fixes. If you're ready to find your next mortgage, why not use This is Money and L&C's online Mortgage Finder. It will search 1,000's of deals from more than 90 different lenders to discover the best deal for you.
