Solving problems before they become delays
Estate agents know that successful transactions depend on more than legal expertise alone. Communication, commercial awareness and a willingness to pick up the phone can often be the difference between a smooth completion and a collapsing chain.
For Hannah and Ryan Pope, their move involved a particularly complex set of circumstances:
- A property sale involving a Help to Buy loan
- A cash purchaser keen to proceed quickly
- An unexpected Land Registry issue
- The purchase of a listed building within a conservation area
- Historic works with limited supporting documentation
- A linked chain requiring close management
With multiple potential obstacles capable of delaying matters, Senior Solicitor Zoe and the Herrington Carmichael Residential Property team took a proactive, solutions-focused approach from day one.
Spotting an issue others had missed
During the sale process, Zoe identified a significant title issue that had not been addressed by previous solicitors.
The property included parking spaces that were intended to form part of the title, but upon investigation it became apparent that they had not been correctly registered at the Land Registry.
This was the type of issue that could easily have emerged late in the transaction, causing uncertainty for the buyer and delaying exchange and completion. Instead, Zoe uncovered the problem early, immediately engaged with the Land Registry and successfully secured the necessary rectification before it impacted the transaction.
By identifying and resolving the issue proactively, the sale remained on track and the buyer’s confidence in the transaction was maintained.
Keeping momentum in a complex chain
Alongside the sale, Hannah and Ryan were purchasing a listed property in a conservation area.
As many agents will know, period and listed homes often bring additional layers of investigation. Historic alterations can raise questions around planning permissions, listed building consent and supporting documentation, particularly where works were undertaken many years ago.
Rather than allowing these complexities to stall progress, Zoe and her team focused on keeping the transaction moving while simultaneously carrying out the detailed legal due diligence required.
Importantly, they didn’t simply correspond by email and wait for responses.
Throughout the transaction, Zoe maintained regular contact with estate agents, fellow solicitors and parties throughout the chain, providing updates, resolving issues quickly and ensuring everyone remained focused on the agreed completion objectives.
The difference a phone call can make
One of the themes that emerged throughout this transaction was the value of direct communication.
While many transactions become bogged down in lengthy email chains, Zoe took a more proactive approach, regularly speaking with agents and solicitors to ensure issues were discussed and resolved in real time.
This collaborative approach helped:
- Maintain transparency across the chain
- Manage expectations for all parties
- Reduce unnecessary delays
- Identify and resolve issues before they escalated
- Keep completion targets firmly in sight
For estate agents, this meant having a solicitor actively supporting transaction progression rather than simply reacting to developments.
Protecting the buyers while delivering the deal
The listed property purchase presented further challenges where historical documentation for certain works could not be fully evidenced.
Recognising the need to balance risk management with practical progression, Zoe carried out thorough investigations and secured a comprehensive indemnity policy to protect her clients’ position without jeopardising the transaction timeline.
The result was a solution that protected the purchasers while enabling the move to proceed successfully.
The outcome
Through proactive problem-solving, strong communication and effective chain management, Hannah and Ryan successfully completed both the sale of their property and the purchase of their new home.
For the agents involved, the transaction demonstrated the value of working alongside a legal team that understands the commercial realities of moving chains forward, communicates openly and takes ownership of resolving issues.
Client feedback
“Zoe was an incredible support throughout a complex conveyancing process, involving a listed building property purchase and a sale with a Help to Buy loan. She kept me fully informed at every stage, and her strong relationships with estate agents and other solicitors ensured the whole chain progressed smoothly. Zoe genuinely went above and beyond to get our property over the line as quickly as possible.”
Hannah and Ryan Pope
Purchasers through Platinum Homes
