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Who insures the property and when?

When you buy a property at auction, you become legally responsible for insuring it from the moment the hammer falls — that is, from the point of exchange of contracts, which happens immediately at auction. This is very different from a standard property transaction, where the buyer usually takes on insurance responsibility at completion.

WHEN DOES RESPONSIBILITY BEGIN?

Immediately on exchange, which is the moment your bid is accepted at the auction.
Even though you won’t move in or legally own the property until completion, you bear the risk from exchange.

This means that if the property burns down or is damaged between exchange and completion, and there is no valid insurance, you may still be legally required to complete the purchase and pay the full price.

DO I NEED TO ARRANGE INSURANCE MYSELF?

Yes — unless the legal pack clearly states that the seller is maintaining insurance and the benefit of that cover will pass to you (which is rare). You should:

Arrange buildings insurance as soon as you win the bid.
Make sure the cover is adequate for the rebuild cost of the property.
Check whether there are any special requirements (e.g. for vacant properties, listed buildings, or leaseholds).

If you’re using a mortgage, your lender will usually require you to have suitable insurance in place by the time of completion — and they may want to see proof earlier.

LEASEHOLD CONSIDERATIONS

If the property is leasehold:

The freeholder or management company usually insures the building, not you.
But you may still need to confirm that adequate cover is in place, and that the costs are reasonable.

SUMMARY

You are responsible for insuring the property from the moment the hammer falls. Do not wait until completion — make sure your buildings insurance is in place immediately after the auction to protect your investment.

What is a completion statement and when do I need to send funds?

As your auction purchase approaches the completion date, we will prepare a completion statement. This is a final financial summary that tells you exactly how much to pay, where to send the unds, and when the money must arrive.
However, we can only issue this once all legal and regulatory checks have been completed, including ID verification, source of funds approval, and in some cases, receiving final figures from our lender.

WHAT IS A COMPLETION STATEMENT?

The completion statement is a detailed breakdown setting out:

The purchase price, minus your deposit
Any auction fees or seller’s costs (if applicable)
Our legal fees and disbursements
Stamp Duty Land Tax (SDLT)
The total amount due from you to complete the transaction

It helps ensure there are no surprises and gives you clear payment instructions.

WHEN WILL I RECEIVE THE COMPLETION STATEMENT?

We aim to issue your completion statement as early as possible — but this depends on:

Completion of all identity and anti-money laundering checks
Confirmation of your funding arrangements
Final figures being received from the seller’s solicitor
If you are using a mortgage or bridging lender, we may also need to wait for their own completion statement or redemption calculations

In auction transactions, lenders (especially bridging companies) sometimes issue their statements late in the process. This may delay when we can give you the full final figure.

WHEN DO I NEED TO SEND FUNDS?

Once you receive our completion statement, we will give you a clear payment deadline.

You must send cleared funds (from your bank account) ideally one working day before completion.
If you are using a mortgage or bridge, your lender will usually send their portion directly to us.
You will need to send your own contribution — including legal costs, SDLT, and any deposit shortfall.

Funds must be sent to the correct client account, which we will confirm in writing.

WHY THIS CAN’T BE RUSHED

We are not allowed to receive funds until:

You have passed ID and source of funds checks
We have full and correct completion figures
We are satisfied the transaction is legally and ethically compliant

Sending money before these checks are completed can result in it being held — or even returned.

SUMMARY

Your completion statement confirms what is due and when — but it can only be provided once all legal, compliance, and lender requirements are satisfied. At Versus Law, we monitor all aspects closely and will issue your statement in good time, helping you complete without delay or risk.

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What happens if my mortgage doesn’t come through in time?

If your mortgage doesn’t complete in time for your auction purchase, the consequences can be severe. Remember: when you buy at auction, contracts are legally exchanged as soon as the hammer falls. From that moment, you are contractually committed to complete within the time stated in the auction conditions — usually 14 or 28 days.
If your mortgage funds aren’t ready by the completion deadline, you risk:

Losing your 10% deposit
Being charged daily interest penalties
Facing legal action or being sued for damages by the seller

WHAT ARE YOUR LEGAL OBLIGATIONS?

Once the contract is exchanged at auction, you are obliged to complete the purchase — regardless of how you are funding it. The seller is not required to extend your deadline or wait for your lender.

Your mortgage lender may delay or decline funding for reasons such as:

Down-valuing the property
Title or legal defects in the auction pack
Issues discovered during survey
Missing documents or last-minute underwriting concerns

Unfortunately, these do not excuse you from completion — they are considered your responsibility under the contract.

WHAT ARE THE FINANCIAL CONSEQUENCES?

If your funds don’t arrive on time, the seller may:

Serve a Notice to Complete — giving you 10 working days to complete with penalty interest (typically 4% above base rate).
Charge you contractual interest from the date completion was due.
If you still fail to complete:
- Keep your 10% deposit
- Resell the property and pursue you for any shortfall and legal costs

This can lead to county court judgments (CCJs) or enforcement action — even bankruptcy in severe cases.

WHAT CAN YOU DO?

If you’re relying on a mortgage:

Have a decision in principle ready before bidding
Instruct your solicitor to review the auction legal pack early
Use a lender familiar with auction timelines
Consider using bridging finance if there’s any doubt about speed

At Versus Law, we work with mortgage brokers, underwriters, and bridging lenders to help clients secure funds quickly and avoid the risks of missed deadlines.

SUMMARY

If your mortgage doesn’t come through in time, you’re still bound by the auction contract. Delays can be costly — and walking away will likely mean losing your deposit and facing legal claims.
Always check your funding position before bidding, and if in doubt, speak to us before the auction. We’re here to help you complete — on time and without stress.

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What are lender panel solicitors and why does it matter?

If you’re using a mortgage or bridging loan to buy an auction property, your lender will typically only allow certain law firms — known as panel solicitors — to act on their behalf. This is known as being on the lender’s approved panel.
Choosing a solicitor not on your lender’s panel can cause serious delays, extra costs, or even put your purchase at risk.

WHAT IS A LENDER PANEL?

Lenders have a panel of approved solicitors who meet their internal standards for:

Experience and qualifications
Regulatory compliance
Financial controls and insurance
Use of secure systems (e.g. for bank account verification)

If your solicitor is not on the panel, the lender may:

Appoint a separate solicitor to act on their behalf
Charge you additional fees
Delay issuing the mortgage funds
Refuse to proceed entirely

In a standard sale, this can be frustrating — in an auction sale with a 14–28 day deadline, it can be disastrous.

WHAT HAPPENS IF MY SOLICITOR ISN’T ON THE PANEL?

If you instruct a solicitor who isn’t on your lender’s panel:

The lender may insist on using a dual-representation setup — where your solicitor acts for you, and a second firm acts for the lender
This creates delays in communication, approval, and completion
You may be charged two sets of legal fees
Completion could be missed, resulting in loss of your deposit or breach of contract

HOW DO I AVOID THIS?

Before instructing a solicitor, always:

Ask your lender (or broker) which law firms are on their panel
Confirm that your chosen solicitor can act for both you and your lender
If in doubt, speak to us — Versus Law is on the panel for many major lenders and bridging providers, and we work with brokers to match your funding source

SUMMARY

If you’re using finance, your solicitor must be on your lender’s panel — or you risk delays, extra costs, and even failure to complete. At Versus Law, we’re trusted by high street banks, specialist mortgage lenders, and bridging firms — which means we can act for both you and your lender, ensuring a smooth and timely auction purchase.

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What is bridging finance and how does it work?

Bridging finance is a short-term loan designed to “bridge the gap” between the purchase of a property and longer-term financing or resale. It’s commonly used in auction purchases where speed is essential and traditional mortgage processes can’t keep up with the tight 14- or 28-day completion deadlines.
For many buyers, bridging finance is the only realistic way to secure a property at auction and avoid defaulting on the contract.

Bridging Loan	Traditional Mortgage
Short-term (3–18 months)	Long-term (10–30 years)
Quick to arrange (5–10 days)	Slow approval (3–6 weeks)
Higher interest rates	Lower interest rates
Asset-backed lending	Income and affordability-based
Flexible repayment	Monthly repayments or interest retained

Bridging loans are usually secured against the property you are buying, and sometimes another property you already own.

HOW MUCH DOES IT COST?

Bridging loans tend to be more expensive than standard mortgages. Costs may include:

Monthly interest (usually 0.6%–1.2%)
Arrangement fee (1%–2%)
Legal and valuation fees
Exit fees (sometimes, depending on the lender)

Some lenders offer “retained interest” — where the interest is deducted from the loan upfront, so you don’t pay monthly.

WHEN IS IT A GOOD OPTION?

You need to complete quickly (e.g. 14 days post-auction)
The property is not mortgageable (e.g. no kitchen/bathroom, short lease)
You plan to refurbish and sell or refinance
Your mortgage isn’t ready but you want to secure the deal now

Bridging lenders are more flexible than banks and will often lend on unusual properties, titles, or structures.

RISKS AND CONSIDERATIONS

Interest adds up quickly — it’s not suitable for long-term borrowing
If you can’t refinance or sell, you risk default and repossession
You must have a clear exit strategy (e.g. mortgage, sale, or investment return)
Not all bridging lenders are regulated — always use a reputable provider

SUMMARY

Bridging finance can be a powerful tool for auction buyers — giving you the speed and flexibility to complete where a mortgage would fall short. At Versus Law, we work closely with specialist bridging lenders and can assist with all legal aspects of the transaction, ensuring funds are drawn down and applied properly within the deadline.

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What if I’m using a mortgage or bridging finance?

Using a mortgage or bridging loan to fund an auction purchase is common — but it comes with major risks unless everything is in place before you bid.
Unlike a normal house purchase, auction sales have strict deadlines, usually 14 or 28 days from the date of the auction. This means you must complete within that time, regardless of whether your mortgage or loan is ready.

WHAT CAN GO WRONG?

Most mortgage lenders require:

A valuation.
Full title checks.
Satisfactory legal documents.

This process often takes longer than the auction completion deadline, especially if the legal pack has issues (e.g. missing planning documents or lease defects). Bridging lenders are usually faster, but: They may still require legal checks, and Interest rates and fees can be very high.

WHAT HAPPENS IF THE FINANCE DOESN’T ARRIVE IN TIME?

You will default on the contract.
You will lose your 10% deposit.
The seller can claim additional losses if the property is re-sold at a lower price or with added costs.
You could face court proceedings and a County Court Judgment (CCJ).

The auction contract will not give you extra time to secure finance — even a short delay can have serious consequences.

WHAT YOU SHOULD DO BEFORE BIDDING

Speak to your lender or broker in advance
Have an Agreement in Principle or confirmed facility
Make sure your solicitor can review the legal pack quickly
Be prepared to complete on time, even if using cash to bridge any gap

SUMMARY

If you’re using finance to fund your auction purchase, everything must be ready before you bid. You cannot rely on getting an extension — and the financial and legal risks of delay or failure are severe.

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Can I get a mortgage for an auction property?

Yes — it is possible to use a mortgage to buy an auction property, but it comes with important limitations and risks. Most auctions require you to complete within 14 or 28 days of the auction date, so the timing is extremely tight for a standard mortgage application. If your mortgage is not ready in time, you could lose your 10% deposit, be liable for interest or penalties, and even face legal action for breach of contract.

CAN I USE A STANDARD RESIDENTIAL MORTGAGE?

It depends on the property and lender – some auction properties are mortgageable, but others may be refused due to:

Short leases
Structural defects
Non-standard construction
Missing planning or building control documentation
Uninhabitable condition

Many lenders also won’t release funds without a full legal review, which may not be completed in time.

If you’re relying on a mortgage, you need to ensure:

You have a decision in principle (DIP) before bidding.
The legal pack has been reviewed in advance to identify any red flags.
You are able to meet the lender’s valuation and underwriting requirements quickly.

WHAT ARE THE RISKS?

If the lender down-values the property, you may not receive the full loan.
If there is any legal issue with the title or condition, the mortgage could be refused.
Mortgage lenders often need a valuation survey, which can delay approval.
If you can’t complete on time, you will likely lose your deposit, and the seller could claim damages.

WHAT ARE THE ALTERNATIVES?

Many auction buyers use bridging finance instead:

Faster to arrange than a traditional mortgage.
Can be used to secure the property first, with a view to refinancing later.
Usually more expensive than a mortgage but avoids delays and risk of default.

We can recommend finance brokers and assist with the legal documentation needed to complete quickly with either route.

SUMMARY

You can get a mortgage for an auction property — but only if you’re prepared. Timing is critical, and legal issues in the auction pack can cause lenders to decline or delay. At Versus Law, we
work closely with mortgage lenders and bridging finance providers to make sure your deal progresses smoothly and legally.

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Can I change my solicitor after the auction?

Technically, yes, you can change your solicitor after the auction — but it is strongly discouraged unless absolutely necessary. Once the hammer falls and contracts are exchanged, the clock starts ticking. Completion deadlines in auctions are usually 14 or 28 days, and changing solicitors mid-way can seriously disrupt the process.

WHY IT’S RISKY TO SWITCH SOLICITORS AFTER AUCTION

Changing solicitors late in the process can lead to:

Delays in file transfer, especially if the previous solicitor is uncooperative.
Time lost repeating identity checks, onboarding, and title reviews.
Missed completion deadlines, which can result in:
- Loss of deposit
- Daily interest penalties
- Legal action for breach of contract

The new solicitor would have to rebuild the file from scratch, including reviewing the legal pack, confirming finance, and communicating with the seller’s solicitor — often in a drastically shortened timeframe.

WHEN MIGHT IT BE NECESSARY?

In rare cases, a change might be appropriate if:

Your current solicitor lacks auction experience or refuses to act within the required timescale.
The firm is unresponsive, closed, or unable to complete the transaction.
You are switching from a general conveyancer to an auction specialist like Versus
Law who can handle complex or urgent issues quickly.

If you do switch, make sure the new solicitor is:

Fully briefed with all existing documents (legal pack, memorandum of sale, ID checks)
Able to act immediately upon instruction
Experienced in auction timescales and risks

HOW TO MINIMISE DISRUPTION

If you need to change firms, you should:

Obtain a full copy of the legal pack and all correspondence from the original solicitor.
Ensure your new solicitor confirms capacity and turnaround time before instruction.
Be clear about your completion date and whether mortgage or bridging finance is in place
Instruct the new solicitor in writing as soon as possible.

SUMMARY

While it is legally possible to change your solicitor after the auction, doing so is highly risky and should only be considered when absolutely necessary. At Versus Law, we’re often asked to
take over urgent auction files and can act quickly — but we always recommend clients instruct the right solicitor before bidding to avoid unnecessary complications.

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What is a regulated tenancy and why is it risky?

A regulated tenancy is a type of residential tenancy created before 15 January 1989, offering extensive legal protection to the tenant — including the right to remain in the property for life and to pass the tenancy on in some circumstances.

These tenancies are governed by the Rent Act 1977, not the modern Housing Acts, and are still legally valid today. For buyers at auction, especially investors, a regulated tenancy can drastically affect the value, income potential, and resale prospects of a property.

WHAT ARE THE KEY FEATURES OF A REGULATED TENANCY?

The tenant may have a lifetime right to stay in the property
Rent is set by a Rent Officer, and is usually well below market value
The landlord has very limited grounds to evict, and cannot use Section 21
The tenancy may be inherited by a spouse or family member (a “statutory succession”)

Even if the property is sold, the tenancy continues under the same terms — so you cannot regain vacant possession unless one of the limited legal grounds applies.

WHY IS THIS RISKY FOR BUYERS?

NO VACANT POSSESSION

You cannot force the tenant to leave unless they breach the tenancy or one of the rare statutory grounds applies.

BELOW-MARKET RENTAL INCOME

Many regulated tenants pay less than 20% of market rent, set years ago by a tribunal.

PROPERTY VALUE IS REDUCED

Regulated tenancies can reduce a property’s value by 30–60%, depending on the rent and the tenant’s age.

RESALE AND REFINANCING DIFFICULTIES

Lenders may refuse to offer a mortgage, and future buyers may also be put off.

HOW CAN I TELL IF A PROPERTY IS REGULATED?

Auction legal packs should disclose the tenancy type, but always check:

The tenancy start date (pre-15 January 1989 is a red flag)
Any references to the Rent Act 1977
The tenant’s age and how long they’ve been in the property
Whether there is a rent registration certificate

We can advise based on the auction legal pack and raise pre-auction enquiries where needed.

SUMMARY

Regulated tenancies are legally protected and often impossible to end — making the property unsuitable for development, resale, or market-rate lettings. If you’re buying for investment, you need to understand the long-term limitations. At Versus Law, we help auction buyers identify regulated tenancies early and assess whether the investment is viable — before you’re locked in.

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What is a possessory title and should I be concerned?

A possessory title is a type of land ownership recorded by HM Land Registry when the full legal title (usually the deeds) cannot be produced — often because they’ve been lost, destroyed, or never existed.

While it still gives the right to possess and occupy the land, it offers less legal protection than an “absolute title”, and this can create problems — particularly when buying at auction or
securing a mortgage.

TYPES OF TITLE AT LAND REGISTRY

HM Land Registry classifies title into several categories:

Absolute title – full legal ownership with complete documentation (standard and most secure)
Possessory title – ownership based on long occupation or loss of deeds
Qualified title – ownership is limited by a specific known legal defect

With a possessory title, you are legally recognised as the owner — but your claim is open
to challenge by someone with better evidence.

WHY DOES THIS HAPPEN?

Possessory title may be granted where:

A property is registered for the first time but the deeds have been lost
Someone claims ownership after adverse possession (squatter’s rights)
Title cannot be proven due to historical or unregistered transactions

You may see this in auction legal packs, especially for rural land, garages, or older properties.

What are the risks?

YOUR OWNERSHIP COULD BE CHALLENGED

If someone finds the original deeds or proves a better claim, you could lose part or all of the land.

LENDERS MAY BE RELUCTANT

Many banks won’t lend against possessory title unless indemnity insurance is in place.

VALUE MAY BE AFFECTED

The property may be harder to sell or remortgage until the title is upgraded.

Can it be fixed?

Yes. After 12 years of uncontested ownership (or 6 years in some cases), you can apply to upgrade the title from possessory to absolute. Until then, your solicitor can:

Arrange title indemnity insurance to protect against challenges
Confirm if any supporting documentation exists to strengthen your claim
Advise on how and when to make an upgrade application to the Land Registry

SUMMARY

A possessory title means ownership isn’t backed by full legal proof — and while it doesn’t stop you buying or living in the property, it can affect value, lending, and resale. At Versus Law, we’ll flag these issues early, guide you on the risks, and arrange protection where needed to help you proceed with confidence.

351 Reviews

DM

The conveyancing process took about 11 weeks with no chain at either end. Umar was able to arrange everything to happen on my requested completion date towards the end of March, which was close to the April stamp duty deadline so this was appreciated.
D Rahman

I would like to share my recent experience using the service of Versus Law solicitors and they are brilliant.. my purchase was a rapid sale and I only had 6 weeks to do the completion and beat the deadline of stamp duty rise and I was able to complete 10 days before the deadline.
Umar Shamly who was dealing with my file was absolutely brilliant very informative very helpful very professional and easy to reachable. He was always prompt with the responses .
They made the whole process very easy and smooth for me .
Will definitely recommend them to friends and family
Storm

I had a very smooth service from Versus Law, and my solicitor Umar was always very quick to respond which makes the world of difference
A Ali

Versuslaw especially Anita Craig helped so kindly from 2018 for pia delay flight claim which was showing possible but Ms Anita Craig proved it again that versus law can do it. Thank you will use again and recommend 100percent.
R Nabi

We have just completed on a buy and sell having used Versus Law for both sides of the transaction.
Versus Law have been immense throughout, with the Conveyancer looking after our ‘purchase’ working hand in hand with his colleagues to keep us informed of how the ‘sell’ was progressing too.
Amazing bunch of people. There should be more firms providing this high level of service.
B Keane

Very professional and up to the task
I found versus law straight forward and very helpful.
K Boon

i recently completed on a property and was guided really well by Katrina and Lisa. Ive never purchased a property before so really didn’t know what was involved. It was easy and seamless no stress at all followed by a price that was so much cheaper than other quotes I’d had
M Rehman

Having had my PIA flight delayed for over 5 hours.. Anita Craig of versus law solicitors was a great help. Every step was made easy for me to understand and I will definitely be recommending yourselves to family and friends.
J Nugent

They made the whole process of my injury claim
simple and straight forward, They even managed to get
me my compensation before Christmas which I wasn’t expecting, A big thanks to Kulbinder Mehay
Steven P

Excellent work, thank you.
Liz

Nicola Nolan and Natalie Moylan are an excellent conveyancing team. We have used them more than once and recommend them to friends and family (who were also impressed). This time they were involved in us buying a property in Wales and kept us informed all the way through, even with covid restrictions causing problems. They are friendly, efficient and get the job done in a no-nonsense way which is what you need. They take the stress out of conveyancing for you. Very impressed and would recommend to anyone and everyone.
Gem

I was selling my home which had a complicated title and versus law was recommended to me. Natalie Moylan handled my case from start to finish and I couldn’t ask for anyone better! There were no obstacles that couldn’t be overcome and in a very fast turn around too. The sale completed in no time at all. Natalie was timely, professional and friendly and an absolute pleasure to have on my side. I would strongly recommend Versus law to anyone.
Bonnie

I have used the services of Nicola Nolan at Versus Law twice this year and was instantly put at ease and very impressed with the help received and the outcome achieved. Would recommend without hesitation
Daniel

I called to get some documents certified, the ladies on reception were so helpful. I am very happy with the service I received and will use Versus Law again.
M

Dealt with my flight claim hassle free and super quick, I was continuously updated every step of the way and overall really pleased with the outcome. A personal thank you to Anita as she couldn’t have made it easier for me and saw through any problems I had!
Richard

I purchased my first home in February, and used Versus as my solicitor. I dealt with Natalie Moylan from start to finish, who was excellent throughout. The purchase ended up being delayed and resulted in a quite hectic finish, but Natalie remained calm and professional at all times, whilst providing a very high quality of work. My thanks to Natalie and her team, for making a long purchase so much easier!
C Savage

We were selling our house (through Nick) and buying a house (through Natalie) and I can honestly say these are the best solicitors we’ve ever used (we had always used ones in London previously). They both kept us informed on a regular basis as to how things were progressing which I really valued and they were quick to respond to any queries I asked. They were professional, efficient, helpful and really nice to deal with. We were recommended Versus through local friends that have used them previously and I would definitely recommend Versus to anyone else asking me for a recommendation.
Thanks again Natalie and Nick.
J Percy

We used Nicola Nolan for our purchase/transfer of ownership. She was excellent from start to finish. We were fully informed of the process throughout and she was always friendly, approachable and very professional at all times. Would definitely recommend her at Versus Law. Thank you again
J Guntren

Amazing law firm for conveyancing!! My wife and I made an offer on a house 24th September and we were moved in by 20th December. It should also be noted that we were selling my wife’s apartment at the same time (also using Versus), further complicating everything. Thanks to Natalie, everything was done in a very efficient manner and she was very understanding of our situation.
P Godfrey

Many thanks to Anita and all the staff at Versuslaw, they made my flight compensation claim for delay a breeze. I would highly recommend them
G Ryder

The service and advise that we received from Versuslaw was exceptional. We had numerous issues with the house that we were buying and the team at Versus law guided us through the process whilst always looking out for our best interest.They were always prompt in responding to any question that we had and would update us on a regular basis. Thanks again to Nicola, Nick and Francine
Mark

Excellent, professional and friendly work from Nick, Nicola and Natalie. They were flexible and very helpful in pushing along the sale despite several hurdles. Would definitely use again in future and would recommend others do so too
C Keen

Absolutely superb service from Nicola Nolan. Highly trust and recommend. Honest attention to detail.
V Griffith

We would like to say a big heartfelt thank you to Saqib Kazam versuslaw
Once he took our case in for Holiday compensation He kept us up to date with every thing explaining every step he took this was not an easy case but he got us an excellent result a kind polite very professional young man. Highly recommend
J Williams

From the moment we rung Versus Law and spoke to the receptionist on the phone to the moment we completed on our first home, Versus Law were excellent. Our solicitor was Tom and not only did he keep us updated every step of the way but he was very professional, efficient, offered valuable advice and made the process of buying a house stress free. We couldn’t recommend Versus Law enough and we just wanted to say a huge thank you to Tom and the team. Joe and Kara
S Foster

Sarah handled my claim quickly and efficiently. It made the whole process easy and stress free. She was very professional and kept me informed every step. I would highly recommend Versuslaw.
H Cooper

We would highly recommend Versus law, especially Nick Wintrip (selling) and Nicola Nolan (buying). They both kept us up to date throughout the whole process. They were easy to get hold of and were very prompt to answer any questions/email. We would have no hesitation in recommending Versus law for conveyancing.
I Asaf

Fantastic service, very helpful and kept me informed at every stage
M Long

From start to finish Versus Law have been professional and helpful. Tom Reid was always available to talk to us and gave us updates regularly meaning we did not have to constantly chase up matters. We are very happy by the service and would recommend to anyone looking for a reliable solicitor.
Jill T

Excellent service. I was kept informed every step of the way. Natalie Moylan and Renee Burke were a pleasure to work with. Highly professional but with a personal touch. They both went above and beyond!
Danielle

Excellent service from start to finish from Nicola and Natalie! Super responsive to emails and all my questions as a first time single buyer. Natalie and Nicola make a great team and are so approachable. Definitely recommend them for property related legal services.
Frankie

Really happy with my experience using versus law, from start to finish they put my mind at ease as I wasn’t buying a house in the normal way, it was through a family divorce and there were time scales and dead lines to meet, versus law managed to conker my mortgage and speed things up to avoid any extra costs, nicola was always there to ease my mind when I had any concerns as things do get stressful whilst purchasing a property, the ladies on the reception we also a delight and couldn’t do more to make you feel comfortable in any situation, if you are thinking of using versus law to assist you through your mortgage then look no further as these guys couldn’t have done more for me, I couldn’t have been happier with my experience
Matt W

Nicola Nolan’s conveyancing service has always been excellent, I have used them several times in the last 5 years. In particular for my business I have found their relationship and understanding of Paragon Bank to be very useful. I would highly recommend.
Kay

Excellent decision to go with Versus Law! Nick Wintrip handled the very stressful job of our house sale with professionalism, calmness and a good sense of humour. We did everything via email, phone and post, and he was always quick in responding and keeping me updated every step of the way. Very competitively priced too. I would highly recommend Versus Law without the slightest hesitation.
O Li

Thomas Reid dealt with the sale and purchase of our properties. He was a pleasure to work with – very quick to respond to queries and very efficient in his work. As a result, the process went very smoothly with minimal delays. I would highly recommend competitively priced Versus Law and especially the professionalism of Thomas Reid.
Mr RS

Natalie Moylan dealt with the sale and purchase on my behalf. The whole process was very well handled with constant updates. The first solicitors I’ve used that’s responds within to an email within an hour! Would 100% use again!!!
Mrs LC

Recently dealt with Nick Wintrip at Versus law when selling my property. Found him to be professional, quick and thorough. Process went smoothly and I was well informed throughout the process. I received regular updates and all enquiries were dealt with efficiently. Nick made the whole process of selling my home stress free and a happy one! Your the best Nick – thank you again 🙂
Will highly recommend Versus Law Solicitors. They are the best
Jaxx

Would recommend Versus Law for conveyancing; Nick and Natalie we’re our team with Nick the main contact, thank you Nick and Natalie for making the conveyancing experience as stress free as possible.
Paula

Great experience working with Versus Law. Excellent level of professionalism from Thomas Reid who provided clear, precise information. Highly recommended from my side. Thanks to Tom and the team.
D

Fantastic experience with Natalie and her colleagues. Email updates throughout the home buying process, estimates of how long it would take to get her work completed and local knowledge which speeded up the process. 100% recommended.
R Napier

Really good and really helpful got things sorted alot quicker than anticipated very cooperative
Wetherill

What an outstanding team they turned my purchase around within the set time frame and very professional at all times.
They went above and beyond reassured myself throughout the process.
As being a first time buyer I felt this was most important I would recommend them highly.
Nasir

Versus Law dealt with my house sale from start to finish in a most professional manner. A friendly, professional, competent team who get the job done within the time parameters. I highly recommend this firm.
Colin and Yvonne

Absolutely brilliant service as always.
This is the third time using Versuslaw and they never fail to impress. Natalie and Nicola are real diamonds and you really get the sense that they actually care about you.

We actually live in London, but continued to use them for our London property because of our previous experience with them.
Thank you guys, would highly recommend you to anyone.
B Man

Excellent service!!! We are really happy with the service VersusLaw provided to us. Being first time buyer, we dint have much idea about the whole process and had lots of questions. They have given proper and clear response on time to everything we have requested. For us, one of the property got cancelled in between the process because the owner decided to not to sell that property few days after accepting our offer. Though there were searches and procedures done already for that property VersusLaw did not ask Fee for that purchase as they understood the difficult situation we were in. When we found our next property, we had no doubt whom to contact. We are really happy and totally satisfied by the service Nicola, Natalie and their team offered. We will highly recommend your service to anyone,
Ross Grant

Today I have completed on the purchase of my very first apartment, and it just wouldn’t have been possible without the INCREDIBLE knowledge, guidance and GENUINE care of Nicola, Natalie, and the entire Versus Law team.

This purchase was far from straightforward, with lots of potential pitfalls – all navigated with professionalism, patience and an impeccable attention to detail by Nicola.

Nic went well above and beyond the call of duty to look into some extremely complex accounts and repair budgets to the apartment block in question – something I would have completely overlooked.

As a result, with her guidance, I managed to negotiate a £2,000 reduction in asking price – something I’m sure other solicitors would have let slip through the net.

That’s a genuine £2000 saving – a lot of money for a first-time buyer.

You get a real sense that these guys actually CARE – they make you feel more like a friend, than a client – and don’t leave a stone unturned when it comes to conveyancing. If there is anything to uncover on a property, trust me, Nicola will find it!

In essence, Versus Law made what could have been a rather stressful situation, easy and straightforward.

Communications and response times were brilliant, with daily updates coming via phone and email – and I never felt rushed by anyone when I had queries.

I honestly cannot recommend Versus Law enough.

I’m going to pick up the keys to my apartment now – and won’t be using anyone other than these guys for all future property purchases/ sales.

THANK YOU SO MUCH Versus Law – I’ll be raising a glass of champagne to you all at the housewarming! 🙂
CW

Great service provided by Nicola and her team.
Always communicating with updates for the completion of my property.
Would highly recommend
Jackie

I used Versus Law to buy my first house. Had no idea how it worked but I must say that the conveyancing team held my hand all the way through. On the day of completion there was a delay and they stayed in office late to ensure it went through so I wasn’t waiting over the weekend. It was an absolute pleasure to deal with Versus Law and I wouldn’t hesitate to recommend them. It was nice to speak to people who I felt cared for me and put my interests first at all times. Thank you so much for your help
Andy

Versus were great to deal with when they provided the conveyancing for my house purchase. I was able to complete the process without needing to physically travel to their offices and my solicitor was always available for any questions when I was completing all the paperwork. Everyone was very friendly to speak to.
T Baguley

Fantastic conveyancing service from Nicola and Natalie, they kept on top of everything from start to finish and were always available whenever we had questions. I’d be happy to recommend them to anyone.
David JC

Very impressed with every aspect of Versus Law, from service they provide to the attitude of the staff. Always called back when they said they would and had a laugh with them too. Will definately use again (if I need to).
Mrs Morris

I would recommend Versus Law to anyone, particularly Nick Wintrip, who looked after us extremely well. They are very efficient and communicated with us fully at all times. We were able to contact them by phone and e mail and did not need to rely on letter going back and forth. Nick is really friendly too and put us at ease throughout the end to end sales process. Thank you.
Tanita

Nicola and Natalie did a wonderful job. They were friendly and patient. Answered my many many questions and got the job done very efficiently. I am highly impressed and would definitely recommend them.

DM

D Rahman

Storm

A Ali

R Nabi

B Keane

K Boon

M Rehman

J Nugent

Steven P

Liz

Gem

Bonnie

Daniel

M

Richard

C Savage

J Percy

J Guntren

P Godfrey

G Ryder

Mark

C Keen

V Griffith

J Williams

S Foster

H Cooper

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M Long

Jill T

Danielle

Frankie

Matt W

Kay

O Li

Mr RS

Mrs LC

Jaxx

Paula

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R Napier

Wetherill

Nasir

Colin and Yvonne

B Man

Ross Grant

CW

Jackie

Andy

T Baguley

David JC

Mrs Morris

Tanita

Who insures the property and when?

WHEN DOES RESPONSIBILITY BEGIN?

DO I NEED TO ARRANGE INSURANCE MYSELF?

LEASEHOLD CONSIDERATIONS

SUMMARY

OTHER NEWS

What is a completion statement and when do I need to send funds?

WHAT IS A COMPLETION STATEMENT?

WHEN WILL I RECEIVE THE COMPLETION STATEMENT?

WHEN DO I NEED TO SEND FUNDS?

WHY THIS CAN’T BE RUSHED

SUMMARY

OTHER NEWS

What happens if my mortgage doesn’t come through in time?

WHAT ARE YOUR LEGAL OBLIGATIONS?

WHAT ARE THE FINANCIAL CONSEQUENCES?

WHAT CAN YOU DO?

SUMMARY

OTHER NEWS

What are lender panel solicitors and why does it matter?

WHAT IS A LENDER PANEL?

WHAT HAPPENS IF MY SOLICITOR ISN’T ON THE PANEL?

HOW DO I AVOID THIS?

SUMMARY

OTHER NEWS

What is bridging finance and how does it work?

HOW MUCH DOES IT COST?