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Residential Property Solicitors

Our property solicitors at Eric Robinson Solicitors have been awarded the Law Society’s Conveyancing Quality Scheme (CQS) accreditation. CQS accreditations are only awarded to firm’s who meet the Law Society’s rigorous requirements and who have undergone significant additional assessments and training together with annual reviews.

Specialist property lawyers with experience in buying and selling property

Whether you’re buying or selling your home, purchasing or disposing of an investment property, needing advice in relation to leasehold property, lease extensions or landlord and tenant matters, our property lawyers offer a wide range of bespoke property services across all of our offices.

The Best Solicitors for Buying Property

Our property solicitors always aim to offer clients a quality standard of legal advice for property transactions. We recognise the need for good communication throughout the entire duration of property transactions and our specialist property lawyers will always be in touch to answer any enquiry you might have when looking to buy residential property.

Before you enter into a legally binding contract, it is essential that you understand all of the legal matters and details that are relevant to the property that you are buying.

As a client of Eric Robinson Solicitors, the service provided by our property conveyancing solicitors will deal with all property searches and investigations. We will then provide you with clear details and information in respect of your purchase so that you are always fully informed and have notice of any important and crucial matters relevant to the property.

Our property conveyancing team will use the latest UK based paperless technology to provide a bespoke solicitor quote for buying a house with us, to immediately advance our clients matters from the receipt of their instructions, and to keep our clients fully informed throughout the entire property transaction.

Our instant quoting tool is available throughout our website and any quote can be tailored to your specific needs using the options contained across the apps menu. The quote will contain notice of all fees payable as well as an estimate of any stamp duty land tax due. Your quote will be issued to your nominated email address for your review. When you are ready to accept your quote, confirmation that you wish to proceed can be issued via a link provided in the email. Alternatively, you can call your nominated property solicitor and advise that you are ready to begin.

Many people buy and sell their homes simultaneously. Our specialist property lawyers are experts in residential property conveyancing and coordinating purchases that are dependent upon the sale of an existing property. Our online instant quoting tool can provide you with one estimate of our fees for both the sale of your current home and the purchase of your new home so contact us today.

Click here for our 10 top tips for making the buying process a little easier.

The Best Solicitors for Selling Property

Property law can be complex, our residential property solicitors are here to offer owners the help they need.

Once you have agreed on a sale price with the person intending to buy your home, you need to instruct a property conveyancing expert to guide you through the legal paperwork. This can be a complicated process but at Eric Robinson Solicitors our expert team of property lawyers have experience on their side. They will make sure that everything goes smoothly, offering advice every step of the way.

Our property conveyancing team will use the latest UK based paperless technology to provide a bespoke quote for the cost of our services, to immediately advance our clients matters from the receipt of their instructions, and to keep our clients fully informed throughout the entire service.

Our instant quoting tool is available throughout our website and any quote can be tailored to your specific needs using the options contained across the apps menu.

All of our quotes will be issued to your nominated email address for your review. When you are ready to accept your quote, confirmation that you wish to proceed can be issued via a link provided in the email. Alternatively, you can call your nominated property solicitor and advise that you are ready to begin.

Many people buy and sell their homes simultaneously. At Eric Robinson Solicitors, we are experts in residential property conveyancing and coordinating purchases that are dependent upon the sale of an existing property. Our online instant quoting tool can provide you with one estimate of our fees for both the sale of your current home and the purchase of your new home.

We aim to build a strong and collaborative working relationship with any party involved with the sale of residential properties including estate agents, legal advisors, mortgage brokers and auction houses.

Buying FAQs

How much can I borrow and what is my budget?

Surfing estate agents’ websites may deliver the voyeuristic kick you need, but it’s only of real practical benefit once you know how much you can afford to spend on a house. For most people, that begins with a mortgage. Look around for the right lender, and the right deal, for you. These days it can be really useful to arrange your mortgage before you start looking for a property – it can place you in a great position in a competitive housing market, and you’ll avoid pressure later on. But keep a close eye on the terms of your mortgage offer, particularly if you are porting an existing mortgage across; you may find that a penalty applies if you take up your new mortgage after a set period of, say three or six months from the date of the lender’s offer.

How much does it cost to move house?

An affordable mortgage is one thing, but you’ll only know whether your monthly payments are viable once you’ve taken account of additional outlay. Some costs will be upfront and payable in the lead-up to and on completion of your purchase such as surveys, valuation, searches, removal costs, Stamp Duty, legal fees etc.

There will be ongoing monthly costs of living in your new home, and these may be higher than you currently pay. Are you likely to move into a higher council tax band? Could you be paying more in utility bills and insurance costs? Don’t simply think about crossing those bridges when you get to them. They’re all things to take into account when deciding what and where you can afford to buy.

Should I view a property before making an offer?

A viewing is your chance to get a feel for the property – and don’t underestimate how important your initial feel is; it’s usually a great measure of compatibility.

You’ll have in mind specifics such as the size and configuration of rooms, the type of outside space, and the general appearance of the property, as well as of course the value for money. But look out for other things too when you walk around the property. Are there any signs of damp or other significant disrepair? Is there a lot of road noise? Does the heating and plumbing look in reasonable condition? How much would it cost you to decorate or modify the property?

It’s a good idea to get as much information as you can from the estate agent. Don’t be shy about asking why the current owners are selling, and rely on your instinct to tell you whether you’re viewing a much-loved home or a problematic house

How much should I offer?

There’s no science involved in pricing a house. Ultimately, it’s about how much someone will be willing to pay. For potential buyers, that’s problematic because it makes the task of pitching an offer incredibly difficult.

No one wants to spend more than they need to, but losing out for the sake of an affordable amount of money can be sickening. Our advice is quite simple -know what you can afford and if you find the house you really love then offer as near to the asking price as you can (provided the asking price isn’t wildly high). That’s especially so if you’re looking in a part of the country where houses get snapped up quickly. While there are bargains to be had, make sure that you really understand the market in your region and what you are getting for your money.

Getting a bit of background on the sellers from the estate agent is useful in this regard too; if they’re in a hurry to sell because they’re relocating for work, for example, then you could negotiate a good deal. Of course, if you are in position to move quickly (with a mortgage in place and a buyer for your own property) then that can be a huge advantage.

If my offer has been accepted can the property still be sold to someone else?

Make it a condition of your offer that the seller takes the property off the market immediately. That reduces (but unfortunately doesn’t eliminate) the chance of you being gazumped – someone offering more than you and securing the house.

Do I need a survey?

Most people can’t tell the true extent of a property’s failings and when think we’ve found the ideal property, we might choose to overlook tell-tale signs of problems like rotten wood or messy brickwork. That’s why instructing a surveyor to carry out an in-depth survey before you buy is so important. Once the house is yours, it’s usually too late to raise any issue with the previous owners about its condition.

There are four types of surveyor’s report. A homebuyer’s report will tell you about structural integrity, problems and the property’s value. A building survey is in some ways a more detailed report, usually commissioned for older properties; it doesn’t look at value but does highlight problems and issues to be investigated before committing to the purchase. A home condition survey alerts you to problems and, while it doesn’t give a valuation, it does specify the rebuild cost for insurance purposes. Finally, the new-build snagging survey will spot problems in new homes.

We’d always recommend as extensive a survey as you can afford, but this largely depends on the type of property you’re buying (generally, older houses need more investigation). Bear in mind that a survey helps you properly understand what you’re committing to before you sign on the line; and it can also enable you to negotiate a reduced price depending on the valuation and the extent of any work that is needed.

Do I need to instruct a solicitor when buying a property?

Yes! But we would say that, wouldn’t we? But it’s certainly the case that an approachable, efficient and proactive conveyancing specialist (like the ones at Eric Robinson Solicitors) can be the difference between a smooth transaction and a lengthy period of anxiety and uncertainty for a buyer.

Your conveyancer will be alongside you for an intense period of weeks or, more likely, months. You need to be able to trust them to deliver the information and the advice you need, as well as having the energy and commitment to nudge the transaction along when it appears to be slowing down.

What does ‘exchange of contracts’ mean?

Exchange of contracts is the point where you become legally bound to purchase the property and the seller is legally bound to sell the property. At this point, you will pay a deposit (usually 10%) on the property you are buying.

Exchange is a big step to take. If you decide to pull out of your purchase after paying the deposit, you’ll lose that money and you could be sued by the seller for their losses. So make sure that you iron out any issues with the property before reaching this point.

What does ‘completion’ mean?

Completion is when you get the keys to your new home. This usually happens a few weeks after exchange, but can be earlier (it can happen on the same day if absolutely necessary).

Completion day is a busy time. It’s when your lawyer and your lender ensure that purchase money is released and passed up the chain, and existing mortgages are redeemed. It’s only when that’s all done that keys will be handed over and the unloading of boxes can begin.

Our final top tip is this: once you’re in, close the door, breathe a sigh of relief, and relax in your new home.

What should I do after my offer has been accepted?

Once your offer has been accepted there should be nothing to stop you arranging a survey (see Top Tip 7) and instructing your conveyancing solicitors (Top Tip 8) to begin the legal process. Your lender will want to carry out their own valuation of the property to make sure that it offers genuine security against the mortgage; so get the wheels in motion there too.

Can’t see what you’re looking for?
Send us your questions via the contact form and we will be happy to assist.

Selling FAQs

How long does it take to sell a house?

Buying or selling a house doesn’t happen overnight. It usually takes between 3 to 16 weeks from the “for sale” board going up to handing over the keys.

The system in England and Wales isn’t perfect because it hinges on trust. In a chain of sellers and purchasers, everyone relies on others to do what they say they’ll do. Unfortunately, it’s only at the point of exchange of contracts (by which time much of the work has been done and hearts have been set on new homes) that there’s a significant financial disincentive for a party to withdraw from their sale or purchase.

Take comfort from the fact that the vast majority of people who have moved house will have faced the same challenges as you. Go with it; things generally work out.

Can I afford to move and what about my mortgage?

Your decision to move house has to be based on the financial realities. That’s why speaking with your existing mortgage provider should be your first port of call. Establish the status of your mortgage and find out about redemption penalties associated with changing any of your arrangements.

Shop around for a new mortgage. There’s a huge selection available, with a range of options on fixing interest payments. Talk to your independent financial advisor, if you have one.

When is the right time to sell your house?

You may be in a quandary, and it’s a common one: is it better to agree a sale on your property before finding your new home, or the other way around?

There’s no hard and fast rule. It comes down to the sort of house you’re selling (is it a good house in a popular area?) and the state of the market. The key question is how quickly will your house sell? You also need to think about the type of property you’re looking to buy. If they are few and far between, rarely coming onto the market, you should really consider getting into a great position on your sale (i.e having a buyer in place) as soon as you can. That way, when the right property becomes available, the seller will take you seriously and you could well leapfrog your way to the front of the queue.

On the other hand, if you are confident that you can sell your house quickly (we have clients who have accepted offers within hours of their houses going on the market) then it would be acceptable to hold fire on your sale until you find a house to buy. Remember though, that you’ll need to convince that seller that your offer is a serious one and that you really can get into a position to move as quickly as they’d like.

Which estate agent should I use?

It’s not essential to use an estate agent to sell your property but if you decide to, do your homework beforehand. We always recommend getting three quotes from good, local agents who you know are active and well-regarded in your area. Try to get your own feel for what your house may be worth, too. Websites like www.rightmove.co.uk are a great resource.

Don’t feel obliged to go with the agent who comes up with the highest valuation. You’ll need to work closely with them over a period of time and so it’s important that they’re approachable and that you think they’ll do a good job in selling your house for you. Also think about their fee. Agents typically charge a small percentage of the sale price. It’s worth negotiating on this and, of course, getting it all in writing.

Which lawyer should I use to sell my house?

We’re not just saying that because we’d love to help you sell your house (although we would). Ask anyone who has been through the conveyancing process recently about their experience of lawyers and we think you’ll get a range of responses.

People’s experiences differ. The important point is that you need to find the lawyer you can work with – one you trust to proactively manage the process, to understand your concerns, advise you thoroughly and to do everything they can to make your sale happen on the right terms. Invest some time in this. Recommendations from friends and colleagues are a great starting point. Ultimately, trust your instinct; you’ll know who’s the lawyer for you.

How much will my legal fees be for selling my house?

Most lawyers will quote a fixed fee for your sale. Make sure that the fee you’re quoted is all you’ll need to pay. Some add charges later on for tasks such as repaying any mortgage.

The legal fee should cover all work needed to sell your property. That means preparing the draft contract, applying for title deeds and checking through your documents including building certificates and guarantees. It also includes liaising with other lawyers in the chain to push the deal through and, of course, advising you and keeping you up-to-date on what’s happening.

What documents will I be asked for when selling my house?

Your lawyer will ask you for all documents relating to your house, so it pays to pull these together as early on as possible to avoid a last minute panic. The sort of paperwork you’ll need to have readily available includes building regulations approval, guarantees for work on the house, and certificates for gas or electrical work.

How should I present my house when selling it?

We’re lawyers, not designers. But we’ve advised enough house-movers (and moved enough ourselves) to know that there are certain things that help homes sell.

There are some basics: hide your clutter, clear away dishes, make your place clean and tidy. There are psychological tricks like brewing coffee and baking bread. And then there’s appealing to your market; in other words, recognising the kind of buyer your house is likely to attract and playing to their lifestyle. So if yours is a great home in which to bring up children, show off its family-friendly features.

And if there’s one piece of advice we’ve picked up over the years, it’s that a fresh coat of paint works wonders.

Which offer should I accept when selling my house?

This obviously depends on your circumstances. If this is the first offer you’ve had in 12 months then it could be pretty hard to resist. But an offer is only a great offer once you’ve established that the buyer is in a good position to proceed. So find out if they have a property to sell (and if there’s a long chain) and how they’re funding the purchase (do they need a mortgage?). This will help you decide whether this buyer is the right fit for you.

Do I need to communicate with my lawyer, bank and estate agent?

We’re yet to meet a seller who hasn’t been in regular contact with their lawyer, their bank and their estate agent throughout the course of their house sale. And that’s how it should be. We encourage our clients to contact us whenever they have a query about something, and we make sure to keep them in the loop on how their transaction is coming along. That’s because, as we said at the beginning, selling a house is an emotional process. It’s your property, your sale. So you should always feel able to be as involved as you choose to be.

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Key Contacts

Sarah Hogarty

Solicitor
Residential Property Department

Call Sarah : 02380 278707 Call: 02380 278707 Send Sarah an Email

Jeff Hiscox

Senior Associate and Deputy Head of Residential Conveyancing Department

Call Jeff : 01489 774843 Call: 01489 774843 Send Jeff an Email

Emma Gillespie

Trainee Solicitor
Residential Conveyancing Department

Call Emma : 02380 278726 Call: 02380 278726 Send Emma an Email

Duncan Grant

Solicitor
Residential Conveyancing Department

Call Duncan : 0203 146 7303 Call: 0203 146 7303 Send Duncan an Email

Michala Ward

Conveyancing Executive
Residential Conveyancing Department

Call Michala : 01590 647672 Call: 01590 647672 Send Michala an Email

Christina Hayles

Senior Solicitor
Residential Conveyancing Department

Call Christina : 01489 774826 Call: 01489 774826 Send Christina an Email

Alan Knight

Legal Executive
Residential Conveyancing Department

Call Alan : 02380 425014 Call: 02380 425014 Send Alan an Email

Rume John

Solicitor
Residential Conveyancing Department

Call Rume : 02380 278706 Call: 02380 278706 Send Rume an Email

Theresa Woodford

Associate
Residential Conveyancing Department

Call Theresa : 01962 790554 Call: 01962 790554 Send Theresa an Email

Hannah Jones

Conveyancing Executive
Residential Conveyancing Department

Call Hannah : 01489 774835 Call: 01489 774835 Send Hannah an Email

Michelle Parker

Associate Executive
Residential Conveyancing Department

Call Michelle : 023 8042 5073 Call: 023 8042 5073 Send Michelle an Email

Kelly Cottrell

Associate
Residential Conveyancing Department

Call Kelly : 01489 774825 Call: 01489 774825 Send Kelly an Email

Ben Smith

Associate Solicitor
Residential Conveyancing Department

Call Ben : 01590 647678 Call: 01590 647678 Send Ben an Email

Sajith Pillai

Senior Solicitor
Residential Conveyancing Department

Call Sajith : 01344 379222 Call: 01344 379222 Send Sajith an Email

Chui-Wah Choudhary

Senior Solicitor
Residential Conveyancing Department

Call Chui-Wah : 023 8027 8703 Call: 023 8027 8703 Send Chui-Wah an Email

Jo Fleming

Partner
Head of Residential Conveyancing Department

Call Jo : 01489 774832 Call: 01489 774832 Send Jo an Email

Afshana Ullah

Solicitor
Residential Conveyancing Department

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Home > Conveyancing Solicitors > Commercial Property Solicitors

Commercial Property Solicitors

Our expert solicitors can help you make sense of property law

Commercial property comes with its own set of challenges. Unlike some law firms, the commercial property team at Eric Robinson deal with a large and diverse client base ranging from small to multi-million pound commercial property transactions. Our property professionals cover a wide range of services and issues- advising developers, banks, sellers, buyers, landlords and tenants on all aspects of commercial properties (i.e. anything used for business and which is not a residential dwelling) including:

Industrial units, warehouses, care homes, shops, restaurants, pubs, cafes, nurseries, car garages, clinics, hotels, offices and takeaways;
Freehold and leasehold sales and purchases of premises with vacant possession or subject to lease;
Grants of leases, assignments of leases, licences to assign, rent deposit deeds, licences for alterations and deeds of variation;
Option agreements and Rights of Pre-emption on development land (i.e. selling subject to first gaining planning permission on the land);
Secured lending (mortgages);
Independent legal advice on personal guarantees for validation purposes;
Sale and purchase of businesses;
Sale and purchase at auctions;
Disposal of your property portfolio; and
Disputes and other issues concerning commercial property

Our commercial property solicitors offer legal advice on:

Landlords and tenants purchasing and negotiating new leases or renewing existing ones

Commercial leases can be very long and complex documents and you should make sure that you get the best legal advice before entering into one. We are experienced in negotiating favourable terms on behalf of both landlords and tenants, and as part of our service we explain very clearly the implications of every clause.

We act from start to finish in a leasehold transaction. There are intricacies involved in commercial leases and it is risky to navigate these yourself without speaking with people who know. Whether you are the landlord or tenant, or simply someone contemplating a new venture or investment, talk to us before committing to the transaction and we’ll give you essential advice to make the agreement work for you.

Investors and pension funds buying residential or commercial property

There are a number of aspects to buying investment property and our team is experienced in navigating clients through such transactions and avoiding potential pitfalls. There may be considerations regarding planning, VAT election, or using pension funds to buy or sell investment properties. With our advice, you will be best placed to make those decisions.

Whatever your enquiry or needs the commercial property legal team at Eric Robinson will be able to quickly outline how our services can assist you and your business needs. Whether you are a managing director considering a new office location, finance director representing a housing association, or a private property investor, your dedicated solicitor at Eric Robinson will be able to offer you or your investment vehicle bespoke legal services .

Call us today or contact us today. Alternatively please contact any member of our team. We are a law firm with 6 offices located throughout Hampshire, Surrey and London.

FAQs

What type of premises will you need?

You’ve decided that you need a place and you probably have ideas about what and where that should be. Putting this down in black and white can really help. Write a list of the things you are looking for from a new property. Then sort the essential from the non-essential.

Think about space (inside, outside and communal), accessibility, light, room to grow, flexibility to change, distance from your existing base, proximity to customers, and the impression you want to convey. Consider, too, any staff you might have or might look to take on. What sort of facilities and environment would you like for them, and what are you obliged by law to provide?

At the end of this exercise, you should have a useful checklist of criteria, and your mind focused on what really matters.

What location is best for my business?

It really is true that location can make or break businesses. Of course it depends what your business does – some are far less location-dependent than others – but it pays to understand where you need to be based to make the best of what you do.

Being in the nicer part of town or in a buzzing retail park may well be important to businesses which depend on passing trade or being close to certain types of stores or facilities. But that’s not the case for all. Industrial premises with lower rates can be the right commercial choice. Equally, identifying space in an up-and-coming area relevant to your market could be the answer.

It’s important to visualise yourself operating immediately and longer-term from a particular building or unit. Is there enough parking? Is it too residential? What are the business rates like? Are the transport links good? Overall, is it viable?

Is it better to buy or lease commercial premises?

Your decision about whether to buy a commercial property outright or to become a tenant has to be based on the now and on the future. Business people who choose to rent property often do so because they are feeling their way in the market, or in the area, or because they don’t otherwise want (or can’t afford) to be tied into property ownership. Those choosing to buy rather than rent want greater control over what they do with the property (they can more easily alter its appearance – subject to planning permissions) and because buying property is usually a good investment.

Ultimately, it’s a question of what you can afford, what you need from the property, and what your future plans are.

Do I need a survey when buying or leasing commercial premises?

Few people would buy a home without checking that the building is sound. It’s no different when taking on commercial premises either as an owner or a tenant. Arrange for a surveyor to assess the structural integrity and to tell you about the property’s faults.

As a buyer you will want to know that there isn’t a hidden defect which will be expensive to repair and may adversely affect the market value. Similarly as a tenant you will probably be responsible for keeping the property in good repair and condition, which will usually include rectifying any disrepair which exists at the date of the lease.

Get to grips with the state of the property and understand your potential liability before committing. Once you’ve signed, it’s too late

What are the consequences if premises are not energy efficient?

When you are buying or taking a lease on premises you will be told about the property’s energy rating. Even if you are not a high-energy consuming business, a poor rating is something to take seriously. It could give you leverage to agree a reduced sale price, and it will give you an indication of adaptations that might need to be made once you move in. Speak to an energy consultant to find out about ways in which you could reduce your utility bills.

Are incentives available to a tenant when taking on a lease?

A rent-free period is an incentive offered by landlords. In return for you agreeing to take a lease on their property, they’ll give you a period of time during which you don’t need to pay rent. It is usually between three and twelve months, and it is something for you to negotiate.

In most situations it is worth asking for a rent-free period to be incorporated into your lease. But make sure that the rent you are due to pay once the free period has expired is reasonable; some landlords inflate ongoing charges to offset their losses.

Who’s name goes on the lease?

If you’re taking a lease on commercial property, make sure that you use the right name. If you operate as a limited company, for example, then the lease must be in the business name and not your own. Getting this wrong can have serious consequences; it is a breach of the terms of the lease and could give the landlord grounds to terminate.

Can a business reserve the right to end a lease early?

A break clause is a term in a lease enabling a tenant or a landlord to bring the tenancy to an early end. It can usually be applied after a certain amount of time (six months, for example) and allows either of the parties to give notice to terminate the arrangement. As a tenant you should look to incorporate a break clause in your contract because of the flexibility it gives you to call things off if your circumstances change or if you fall out with your landlord.

It is important to note that to enforce a break clause, the tenant must have complied with their obligations under the lease, for example paid the rent up to date.

Can a tenant protect itself from carrying out extensive repairs?

Seeing the property’s faults for what they are is one thing; keeping an ongoing record of the condition of the property is another.

Tenants are usually obliged to repair and maintain premises to the state the property was in when they moved in. Avoid later arguments by taking photographs and preparing a written schedule of condition at the beginning of the tenancy. This evidence is useful to both the tenant and landlord and helps make discussions about dilapidations and termination of the lease far more informed and potentially less contentious. Remember that a landlord will want to monitor the condition of the property during a tenancy and could charge the tenant for damage from time to time.

What basic standard of repair is imposed on tenants?

A lease will set out a tenant’s obligations, including the things they must do when the lease comes to an end. Perhaps the most important of these is leaving the property in good condition. Bear this in mind from the very beginning. It is far better to maintain a decent standard of repair and decoration throughout the term of the lease than to panic towards the end and face the possibility of your landlord claiming from you the cost of putting things right.

Can’t see what you’re looking for?
Send us your questions via the contact form and we will be happy to assist.