When choosing your solicitor, there are a few key questions you need to ask.

1. Does the firm have a dedicated conveyancing department and if not, what level of experience do they have? A good personal connection with a solicitor you trust is very important.
2. How is the fee calculated? Is it a flat fee or a percentage of the sale price? Make sure you confirm this with them in advance.

When you have selected a solicitor, you should ask them what you need to do to ensure a smooth process. Your solicitor should make you aware of what pieces of information and documents you need to gather to get the process started.

The conveyancing process is the transfer of legal title from one person to another. Its important to choose your solicitor early in the process. Choosing a property solicitor with the appropriate knowledge and experience is essential to ensure the process runs smoothly. Keep in mind that if you are buying and selling a property at the same time, its more straightforward and efficient to appoint the same solicitor for both transactions.

When choosing a solicitor, it is beneficial to search online for property specialists in your area or ask friends and family for recommendations. If you are having difficulty finding a solicitor, we would be happy to provide a list of independent and local solicitors. When you have narrowed down a shortlist you should get in touch with each one individually.

Assemble all the documents you need before bringing your property to market. The first thing you need to do is to locate the deeds. The deeds will either be with a bank, your solicitor or in your possession. It can take time to locate deeds if they are not in your possession. Without the deeds, there will be delays in the process and it could even lose the sale.

Request the deeds from the bank at the start of the sale campaign to reduce holdups in contract issuing.

You will also need to supply the following:

Planning– Any house built since the 1st October 1964 requires planning permission. The solicitor will need to make sure that the planning documentation is in order. This will usually entail an architect’s certificate stating that the conditions of the planning regulations have been complied with. It is very important that the planning documents are in order before the proposed sale. Otherwise, the potential purchaser may, on discovery of a discrepancy, pull out of the transaction at a very late stage.

Your solicitor details– if the property is subject to a mortgage, you need to ask your solicitor to request the deeds from your mortgage provider. It is important that these are requested as it can hold up the issue of contracts.

Certificates of compliance– you must have certificates of compliance on file if you have carried out any alterations or extensions to your property.

Building Energy Rating (BER) – It is a legal requirement for your property to have a Building Energy Rating certificate & report before being put on the market. An independent assessor will visit your home to conduct this. Examples of how you can improve yours include replacing an old boiler with a more efficient one and changing light bulbs to energy efficient models.

Land Register Map– you may need to provide your solicitor with a land registry map. If you don’t have one, we suggest you get a qualified person to carry out a boundary map for your property.

Anti-Money Laundering Documentation– to comply with this legislative requirement, you need to show a valid driver’s licence/passport and any recent utility bill which contains your name and current address, dated within the last 6 months.

Management fees, if any (Requisition 37), to be paid in full- If the property has management fees, these must be paid up in full before the property is sold. If they are not paid, the fees can be taken out of the sale proceeds. There will be a charge to obtain the Multi-Unit Development requisition.

Local Property Tax and Household Charge Receipts- You are liable to pay LPT if you are the owner of a liable property on the liability date after 1 May 2013. All LPT must be up to date and paid. It is important that Local Property Tax (LPT) clearance is in place prior to the closing of the sale or transfer of the property.

The next stage is to prepare your property for the market. Your home needs to be as attractive as possible for viewings. Below are a few key points to keep in mind when preparing your property.

Extras– New bed linen will make rooms look crisp and fresh. Put the new linen on the beds for viewings and photographs only and keep crease-free when off the beds. A fresh coat of paint throughout the house can be quick and easy way to make positive changes. Using neutral colours can open up the space creating the illusion of more room and increasing attractiveness of your property.

First Impression– can make all the difference. Make sure your home stands out and makes a great first impression. Think about having a clearly visible house number, clean windows, and a working doorbell.

Declutter- Buyers want to visualize themselves living in your house. That means each room should have one clear function and it might be best to remove personal items where possible. A home that is spacious and clutter free is always more attractive than one where space or storage might be limited due to excess furniture or simply too much clutter on show.

Clean and Tidy- Professionally cleaned carpets, floors and a comprehensive dusting and polishing can transform your home up enormously. A professional deep clean will help remove cooking and/or animal smells. Don’t forget to keep a clean bathroom as an unkept bathroom can really let a property down.

Your Garden or Exterior- No matter what size your garden is, it must be kept in a good condition. A well-maintained garden can potentially increase the value of your home. Remember to sweep up any rubbish or dog droppings outside your property.

Your timeline to sell will affect your appetite for a longer negotiation. When buyers start making offers you can either accept one or stand firm and wait for higher offers.

It is up to you whether to accept an offer or not and using our market knowledge and experience, we will be able to advise you on whether it’s a good offer or whether there may be room to negotiate.

Sometimes the highest offer may not be the right one. They may have a house to sell or do not have finance fully arranged, whereas the under bidder may have everything ready to go.

Once an agreement is reached and you have accepted the offer, your property will go sale agreed.

When you agree to accept an offer, the payer will pay a deposit which is normally between 2%-5% of the purchase price. This acts as a sign of intent. If the buyer decides to pull out of the sale before the contracts signing, the deposit is fully refundable.

At this point, the buyer may arrange a structural survey of the property. If the buyer is borrowing funds to purchase, then their lending institution will also arrange their own valuation.

Your solicitor will now issue a contract.

The sale is formally completed when all the legal documents between buyer and seller have been signed and full ownership has been legally transferred to the buyer.

When both parties have signed and exchanged contracts.  The buyer’s solicitor may advise them to carry out a ‘pre-closing inspection’ either the day of, or before closing. This is to ensure that the house has been cleared by you and is in an acceptable condition for closing. This will be arranged through your agent.

Once that has been completed, your sale will be closed and on the day of closing, the remaining funds will be transferred to your solicitor, who will pass the proceeds on to you. At this stage, the buyer is then invited to collect the keys of their new home.

And that’s it!

Well done- your property has been sold.