AVRillo

Premier Quality Conveyancing Services | Trustworthy & Efficient

Table of Contents

Save thousands with our 95% success rate
compared to a 39.8%* failure rate nationally.

* according to OnTheMarket data (OTM is one of the top 3 UK property portals alongside Rightmove and Zoopla)

Welcome to our article on premier quality conveyancing services. If you are looking for reliable and efficient assistance in your property transactions, you have come to the right place. Our team of professional conveyancers is committed to providing top-notch conveyancing services to ensure a smooth and hassle-free experience for our clients.

Quality conveyancing

Quality conveyancing is crucial when it comes to buying or selling property. With our expertise and attention to detail, we guarantee a seamless process from start to finish. Whether you are a first-time buyer, a seasoned investor, or selling your property, our conveyancing services are tailored to meet your specific needs.

Efficiency is at the core of our approach. We understand that time is of the essence in property transactions, and we strive to expedite the process without compromising on quality. Our team works diligently to ensure that all necessary checks and documentation are completed promptly, enabling you to complete your transactions in a timely manner.

Create an image of a secure and efficient conveyancing process with a modern and professional look. Incorporate symbols of trustworthiness, such as a lock or shield, and emphasise the highest quality service through the use of imagery associated with precision and attention to detail. Consider incorporating a sense of speed and efficiency to convey that this is a trustworthy, efficient service that gets the job done quickly and accurately.
 
  1. 1. Quality conveyancing services are essential for efficient property transactions.
  2. 2. Our team of conveyancers is dedicated to providing trustworthy and reliable assistance.
  3. 3. Efficiency is a key priority, ensuring a smooth and timely process.
  4. 4. We offer tailored services to meet the unique needs of our clients.
  5. 5. With our expertise, you can achieve a hassle-free experience in your property transactions.

Main Responsibilities of a London Conveyancer

As a London conveyancer, we have a range of important responsibilities when it comes to property transactions. Our expertise ensures that the process runs smoothly and efficiently for our clients. Here are the main tasks we undertake:

  1. Checking the property title: One of our key responsibilities is to verify the property’s legal ownership and ensure that there are no outstanding issues or restrictions that could affect the transaction.
  2. Searching for the property: We conduct thorough searches to gather essential information about the property, such as planning permissions, boundaries, and any potential risks or considerations.
  3. Assisting with buying, selling, or remortgaging: We provide expert advice and guidance throughout the process, whether our clients are purchasing a property, selling their current home, or remortgaging their existing property.
  4. Offering advice on joint tenancy: We advise clients on the different types of property ownership, including joint tenancy, and help them understand the implications and benefits of each option.

Furthermore, we work closely with the other party’s lawyers to ensure a smooth transaction. We handle any special conditions or requirements agreed upon and address inquiries promptly to maintain an open line of communication. Our role also extends to overseeing the completion of the transfer of title, ensuring that all necessary paperwork is completed accurately and on time.

With our expertise in London property transactions, we strive to provide exceptional conveyancing services that exceed our clients’ expectations. Trust us to handle your property transaction with professionalism and efficiency.

Save thousands with our 95% success rate
compared to 39.8% failure rate elsehere

Meeting with Your London Conveyancing Lawyer

When it comes to the conveyancing process, most conveyancers understand the importance of convenience and accessibility for their clients. That’s why many conveyancing transactions can be managed remotely, allowing clients to handle their transactions from the comfort of their own homes. Whether you’re selling or purchasing a property, this remote approach offers flexibility and convenience.

However, we understand that some clients prefer a more personal touch and value face-to-face interactions. If that’s the case, you can choose to visit your London conveyancing lawyer’s office for in-person meetings. This option allows you to have direct communication and discuss your transaction details with your conveyancer.

Throughout the conveyancing process, your lawyer will provide you with regular updates and guidance. They will keep you informed about the progress of your transaction, answer any questions you may have, and provide professional assistance whenever needed. Your conveyancer is there to ensure a smooth and efficient conveyancing process, regardless of whether you interact remotely or in person.

Read More: Who Is The Vendor In A House Sale? 

What a Good Conveyancing Lawyer Does

In the complex world of property transactions, having a skilled conveyancing lawyer by your side can make all the difference. A good conveyancing lawyer possesses the expertise and knowledge necessary to ensure a smooth and successful transaction. Here’s a closer look at their key responsibilities:

Carrying out Due Diligence

A conveyancing lawyer meticulously examines all legal and financial aspects of the property transaction. They conduct thorough checks to verify the authenticity of property documents and uncover any potential issues or liabilities that could affect the transaction.

Troubleshooting Issues

Throughout the conveyancing process, unexpected challenges may arise. A proficient conveyancing lawyer is adept at troubleshooting these issues, offering practical and effective solutions. They work diligently to overcome obstacles and ensure the transaction stays on track.

Providing Essential Legal Advice

Legal advice is invaluable when navigating property transactions. A conveyancing lawyer offers expert guidance to their clients, explaining complex legal jargon and ensuring they fully understand their rights and obligations. They provide advice at every stage of the transaction, empowering their clients to make well-informed decisions.

Liaising with Multiple Parties

A conveyancing lawyer acts as the primary point of contact between various parties involved in the transaction. They liaise with other solicitors, estate agents, lenders, and clients to coordinate the necessary documentation for exchange and completion. Their effective communication skills and attention to detail help streamline the process.

Handling Post-Completion Matters

Property transactions don’t end with the exchange of contracts. A reliable conveyancing lawyer takes care of post-completion matters, including registering the change of ownership with the Land Registry and ensuring all necessary payments, such as stamp duty, are settled promptly.

Trusting your property transaction to a proficient conveyancing lawyer guarantees that every aspect of the process is handled with the utmost professionalism and proficiency. They strive to safeguard your interests and offer peace of mind throughout the transaction.

At our firm, we understand the importance of a good conveyancing lawyer and the impact they can have on your property transaction. Our experienced team is dedicated to providing exceptional legal advice and ensuring a smooth and successful transaction. With us by your side, you can confidently navigate the complexities of property transactions.

ResponsibilitiesDescription
Carrying out Due DiligenceThoroughly examining property documents and financial aspects to identify any potential issues.
Troubleshooting IssuesEffectively addressing unexpected challenges that arise during the transaction.
Providing Essential Legal AdviceOffering expert guidance and ensuring clients understand their rights and obligations.
Liaising with Multiple PartiesActing as the primary point of contact and coordinating documentation exchange.
Handling Post-Completion MattersRegistering ownership changes and settling payments such as stamp duty.

 

You’re 8x times more likely to move with us
than with other conveyancers.

Conveyancing Costs Explained

When purchasing a property, it is essential to understand the conveyancing costs involved. These costs consist of two main elements: conveyancing fees and disbursement fees for third-party services. Let’s take a closer look at each:

1. Conveyancing Fees:

Conveyancing fees are the charges levied by the conveyancer for their professional services. These fees cover a range of tasks, including reviewing legal documents, conducting property searches, handling the transfer of funds, and ensuring compliance with all legal requirements. The conveyancing fees can vary depending on factors such as the complexity of the transaction, the property’s value, and whether it is a leasehold or freehold property.

2. Disbursement Fees:

Disbursement fees are additional charges incurred for third-party services that are necessary during the conveyancing process. These services typically include property searches, such as local authority searches, environmental searches, drainage searches, and more. The fees for these searches can vary depending on the location and specific requirements of the property.

It is important to consider both the conveyancing fees and disbursement fees when estimating the total cost of your property purchase. While it may be tempting to prioritise lower costs, it is equally crucial to consider the quality and transparency of the conveyancing services offered. A reputable conveyancer will provide you with a breakdown of all costs upfront, ensuring there are no hidden surprises along the way.

Average Conveyancing Costs Breakdown

Cost ComponentAverage Range
Conveyancing Fees£800 – £1,500
Disbursement Fees£200 – £500
Land Registry Fees£20 – £910
Stamp DutyVaries based on property value and buyer status

Note: The above figures are indicative averages and may vary depending on the specifics of your property transaction.

An abstract representation of monetary value being exchanged for professional conveyancing services. Images of GBP coins, bills, or other forms of payment can be arranged in a balanced composition, conveying the idea that clients can expect fair and transparent treatment from Premier Quality Conveyancing Services. The use of neutral colors such as gray, blue, or green can establish a sense of professionalism and reliability.
 
Quality conveyancing

Finding the Best Conveyancer Near You

When it comes to choosing a conveyancer for your property transaction, making the right decision is crucial. You want a conveyancer who is experienced, trustworthy, and regulated by the Law Society. At [Company Name], we understand the importance of finding the best conveyancer near you for a seamless and stress-free process.

One of the key factors to consider is client reviews. Take the time to read reviews on trusted sites such as TrustPilot and Google to get insights into the experiences of previous clients. Their feedback can provide valuable information about the quality of service, professionalism, and efficiency of the conveyancer.

Read More: What is a Title Guarantee? 

Customer Review:

“We had the pleasure of being represented by AVRillo’s team. Looking back at when we started I think it’s a God given gift that we were pointed to them. Ella and her team are amazing, client focused, very prompt and with every day that passed I was more and more amazed. I could not fault anything. Every time I didn’t understand something she ruck the time to explain in capital letters so I could fully understand the information given without judgement. I will recommend their team to everyone out there that I know. All of my friends and family were shocked that the process was so fast and smooth.” – Giulls, a satisfied AVRillo client.

Another essential criterion is whether the conveyancer is regulated by the Law Society. Opting for a conveyancer who is regulated adds an extra layer of security and ensures that they adhere to strict professional standards. This regulation by the Law Society demonstrates their commitment to providing high-quality conveyancing services.

Accessibility is another aspect to consider. Look for conveyancers who offer easy accessibility through direct telephone numbers or online portals. This allows you to have open and clear communication with your conveyancer whenever you have questions or need updates on your transaction.

Transparency in conveyancing fees

Transparency in conveyancing fees is crucial to avoid any unexpected costs. When choosing a conveyancer, consider their approach to pricing. Are their fees clear and upfront? Do they provide a breakdown of costs? You want a conveyancer who is transparent about their fees, ensuring you have a clear understanding of the expenses involved in your property transaction.

Size of the team

Consider the size of the conveyancing team when selecting a conveyancer. A larger team often means greater availability and resources to handle your transaction efficiently. It ensures that there are dedicated professionals who can provide the attention and expertise needed throughout the process.

Read More: What is Conveyancing? 

Key Factors to Consider When Choosing a Conveyancer

FactorDescription
Client ReviewsRead reviews on trusted platforms like TrustPilot and Google to gauge client satisfaction.
Law Society RegulatedChoose a conveyancer who is regulated by the Law Society for added professionalism and credibility.
AccessibilityEnsure the conveyancer offers easy accessibility through direct telephone numbers or online portals.
Transparency in FeesLook for conveyancers who are transparent about their pricing and provide a breakdown of costs.
Size of TeamConsider the size of the conveyancing team for efficient handling of your transaction.

By considering these factors, you can find the best conveyancer near you who will provide exceptional service, protect your interests, and ensure a successful property transaction.

60-day free trial – ‘No costs guarantee’
than with other conveyancers.

How Long Does Conveyancing Take?

Conveyancing, the legal process of transferring property ownership, can take varying durations based on different factors. On average, it takes around 8 to 14 weeks for a conveyancing transaction to complete. However, the timeline can be influenced by several key factors that affect the speed of the process.

Completion Duration Factors

Chain Presence: One crucial aspect that impacts the conveyancing timeline is the presence of a property chain. If there are multiple properties involved, each linked to the next, it can lead to additional complexities and potential delays in the completion process.

Buyer Financing: Another determinant of conveyancing duration is the buyer’s financing arrangement. Cash buyers may have a more streamlined process, while those obtaining a mortgage might experience some additional steps and potential delays.

Tips to Ensure a Smooth Transaction

To expedite the conveyancing process and avoid unnecessary delays, there are several steps you can take:

  1. Sort Finances in Advance: Having your finances in order and readily available can help facilitate a quicker transaction.
  2. Book Surveys Early: Arrange property surveys as early as possible so that any issues or complications can be identified and addressed promptly.
  3. Address Issues Promptly: If any issues arise during property searches or surveys, it’s essential to address them promptly. Delaying their resolution may prolong the conveyancing process, which is why quality conveyancing is an online service designed to speed up the procedure.

Read More: Conveyancing Fees on Transfer of Property 

The Importance of Efficient Conveyancing

“Time is of the essence in conveyancing. A delay in the process can potentially lead to financial loss, missed opportunities, and increased stress for all parties involved.”

Efficient and timely conveyancing ensures a smoother transaction, reducing the risk of complications and allowing you to complete your property sale or purchase within your desired timeframe. By understanding the conveyancing process, being proactive in addressing any issues, and working with a reliable conveyancer, you can help ensure a successful and timely completion of your property transaction.

Read More: Transfer of Equity: A Comprehensive Guide 

Essential Searches in Conveyancing

Before purchasing a property, conveyancers conduct searches to ensure there are no issues. These searches provide vital information about the property and its surroundings, helping buyers make informed decisions. Here are the main searches conducted during the conveyancing process:

  1. Local Authority Checks: Conveyancers perform local authority searches to gather information about the property’s planning history and any potential developments in the area. This search also includes checking for pollution and contamination issues that may affect the property.
  2. Environmental Searches: Environmental searches are essential to assess potential risks related to flooding, land contamination, and other environmental factors. This search helps buyers understand the potential hazards and their implications for the property.
  3. Water and Drainage Searches: Water and drainage searches ensure that the property is connected to the main water supply and sewage system, and there are no issues that could lead to waterlogging or drainage problems.

It’s important to note that additional searches may be necessary depending on the property type and location. For example, if the property is in a mining area, a mining search may be required to assess the risk of subsidence. Similarly, if a residential property is in a conservation area or near a listed building, additional searches by conveyancing solicitors may be needed to understand the constraints and obligations associated with such properties.

Conducting these searches is crucial to identify any potential issues that may affect the property’s value or the buyer’s future plans. Being aware of such information allows buyers to make informed decisions and proceed with the transaction confidently.

Read More: What Vacant Possession Mean? 

Speeding Up the Conveyancing Process

When it comes to conveyancing transactions, time is of the essence. While the average duration for completing a conveyancing transaction is 8-14 weeks, there are certain steps you can take to expedite the process and ensure a faster and more efficient transaction with a smooth completion.

  1. Organise Finances in Advance: Prioritise sorting out your finances early on in the process. This includes obtaining a mortgage agreement in principle, ensuring you have the necessary funds available, and having your financial documents ready for review. By having your financials in order, you can avoid unnecessary delays in securing the necessary funds for the transaction.
  2. Book Surveys Early: Conducting property surveys is an important step in the conveyancing process. By booking surveys early, you can identify any potential issues or required repairs sooner rather than later. This allows you to address these concerns promptly and avoid any delays in the transaction.
  3. Instruct Your Lawyer Promptly: As soon as your offer is accepted, it’s crucial to instruct your conveyancing lawyer without delay. By providing them with all the necessary information and documentation as early as possible, they can begin the legal work and ensure a smooth progression of the transaction.
  4. Promptly Address Identified Issues: During the searches carried out by your conveyancer, potential issues with the property may be uncovered. It is important to address these issues promptly and work with your lawyer to find suitable resolutions. By dealing with any identified issues efficiently, you can prevent unnecessary delays and ensure a smooth completion of the transaction.

By following these proactive steps, you can significantly speed up the conveyancing process, resulting in a faster, more efficient transaction with a smooth completion.

Read more: Flying Freehold Explained: A Comprehensive Guide for UK Property Owners 

Who Pays Conveyancing Fees?

When it comes to conveyancing fees, both buyers and sellers play a role in covering the costs of their property transactions. Buyers and sellers each hire their own conveyancer, and it is their responsibility to pay their conveyancing fees accordingly. Conveyancing fees These include the legal fees charged by our conveyancing solicitors for their services, and we provide details of exactly when we’ll need this payment.

In addition to conveyancing fees, buyers also need to consider the costs of local searches. Local searches are essential checks conducted by the conveyancer to gather important information about the property, such as planning permissions, potential environmental hazards, and other relevant factors. These searches are done to ensure that there are no issues that could affect the property’s value or the buyer’s future plans for it.

The overall property transaction costs can vary depending on several factors, such as the type and value of the property. It is important to consider these costs and factor them into your budget when buying or selling a property.

Let’s take a look at the breakdown of conveyancing fees and local search costs in the table below:

ItemBuyer’s CostsSeller’s Costs
Conveyancing FeesBuyer paysSeller pays
Local SearchesBuyer paysN/A

A Quick Note on Local Searches:

Local searches are an important part of the conveyancing process as they provide crucial information about the property, such as potential planning restrictions or development plans in the area. These searches help buyers make informed decisions and ensure that they know all the relevant details about the property before completing the transaction.

Quality conveyancing

A bird’s eye view of a small town with multiple residential areas, each with distinct architecture and landscaping. Each area is connected by winding roads and footpaths. In the center of town, there is a large courthouse surrounded by residential property and lush greenery. Overlaid on top of this image are glowing blue grids, representing the results of local searches.

In summary, both buyers and sellers have their own set of responsibilities when it comes to conveyancing fees. Buyers are responsible for paying their conveyancer’s fees and the costs associated with local searches. Sellers, on the other hand, are responsible for their own conveyancing fees. Understanding these costs and the breakdown of responsibilities can help facilitate a smooth and transparent property transaction process.

Read more: Local Authority Searches: A Comprehensive Guide for UK Property Transactions 

Why Choose AVRillo Conveyancers?

When it comes to seamless property transactions and exceptional customer satisfaction, AVRillo Conveyancers stands out as a trusted choice. As a CLC regulated conveyancing firm, we prioritise delivering top-quality service while minimising risks for our clients.

At AVRillo, we believe in the importance of transparency and trust, which is why we offer a unique ‘try before you buy’ guarantee. This allows our clients to experience our services for a full 60 days before making a commitment. We are confident in our ability to exceed expectations and ensure a smooth and efficient conveyancing process from start to finish.

With a success rate of 95%, AVRillo has earned a reputation for excellence in the field of conveyancing. Our transparent pricing approach ensures that our clients are aware of all costs upfront, with no hidden fees or surprises along the way.

But it’s not just about the numbers; at AVRillo, we genuinely care about our clients. Our team of friendly and dedicated staff members is always ready to provide support and guidance throughout the conveyancing process. We understand that buying or selling a property can be a significant decision, and we strive to make the experience as smooth and stress-free as possible.

So, why choose AVRillo Conveyancers? Because we offer more than just conveyancing services. We offer peace of mind, trust, and a commitment to delivering exceptional outcomes. Experience the AVRillo difference today and let us help you navigate your property transaction with confidence.

Client Testimonials

The team at AvRillo are outstanding! Never have i worked with a more efficient solicitor. They respond to emails very quickly and are client focussed. I have been notified every step of the way and the work has been acted on immediately by Tiana and her team. I will use AvRillo again in the future if needed and will recommend to friends and family.

Amie, satisfied AVRillo client

Nazia’s team were great, everyone I dealt with throught the process could’t have been more helpful. The majority of my contact was with Ashleigh, she is deliteful and efficient.
I found the call surgery feature to be a particularly good feature.”

Steve, satisfied AVRillo client

Why Choose AVRillo Conveyancers?Other Conveyancing Firms
CLC regulated for reduced riskNot all firms are regulated
‘Try before you buy’ guaranteeNo guarantee offered
95% success rateSuccess rates vary
Transparent pricing with no hidden feesHidden fees may apply
Friendly and dedicated staffUncertain staff availability
 

Testimonials and Awards at AVRillo Conveyancers

At AVRillo Conveyancers, we are proud to have garnered numerous positive reviews from our satisfied clients. With a high rating on trusted platforms such as Trustpilot and Google, our clients have consistently praised the quality of our conveyancing services and their positive experiences working with our team.

Not only do we receive glowing client reviews, but we have also been recognised and awarded for our exceptional service and success in property transactions. These accolades are a testament to the dedication and expertise of our conveyancers and reflect the high standards we maintain to ensure the best outcomes for our clients.

Client Reviews

“AVRillo Conveyancers provided an outstanding service throughout the entire conveyancing process. Their attention to detail, prompt communication, and thorough knowledge of the industry made all the difference. Highly recommended!” – Sarah Anderson

“I cannot thank AVRillo Conveyancers enough for their professionalism and expertise. They guided me through the complexities of buying a property, answering all my questions and ensuring a smooth transaction. I would undoubtedly choose them again for any future property matters.” – James Thompson

Awards and Recognition

AVRillo Conveyancers has been recognised for its excellence in property transactions and commitment to client satisfaction. Some of the prestigious awards we have received include:

We are honored to have received these accolades and strive to maintain our reputation by delivering exceptional service and achieving successful property transactions for our valued clients.

Why Expert Legal Advice is Crucial in Property Transactions

Expert legal advice plays a crucial role in property transactions such as buying, selling, or entering lease agreements. This is where qualified conveyancers come in, ensuring that all legal requirements are met and providing guidance to avoid complications.

When it comes to buying or selling a property, there are various legal aspects to consider. From reviewing contracts and negotiating terms to conducting property searches and dealing with lease agreements, having a knowledgeable legal professional by your side can provide peace of mind and protect your interests.

“Seeking expert legal advice is essential in property transactions to navigate through the complex legal processes and safeguard your investment,” says John Anderson, a renowned property lawyer with over 20 years of experience.

AVRillo conveyancing experts have a wealth of experience in handling all types of property-related legal matters. They are well-versed in the intricacies of property law and can guide buyers, sellers, and landlords through each step of the transaction process.

“Our team of highly skilled conveyancers is dedicated to ensuring smooth and successful property transactions. We understand the importance of attention to detail and provide comprehensive legal support to our clients,”

Read more: Mortgage Deed: Everything You Need to Know 

Benefits of Expert Legal Advice in Property Transactions

When you enlist the services of an expert conveyancer for property transactions, you can expect the following benefits:

  1. Clear understanding of legal obligations and responsibilities
  2. Advice on potential risks and complications
  3. Assistance in drafting and reviewing contracts
  4. Thorough property searches to identify any issues
  5. Guidance on lease agreements and their implications
  6. Negotiation support to help achieve favorable outcomes

Having an experienced conveyancer on your side ensures that your rights are protected and that you obtain the best possible outcome in your property transaction.

To illustrate the significance of expert legal advice, let’s take a look at the table below:

Benefits of Expert Legal AdvicePotential Risks without Expert Legal Advice
Clear understanding of legal obligations and responsibilitiesLack of knowledge about legal requirements may lead to breaches and legal disputes
Advice on potential risks and complicationsFailure to identify risks may result in financial loss or undesirable consequences
Assistance in drafting and reviewing contractsInaccurate or incomplete contracts may lead to misunderstandings or unenforceable terms
Thorough property searches to identify any issuesUndetected issues such as outstanding debts or planning restrictions may arise
Guidance on lease agreements and their implicationsUnfavorable lease terms or undisclosed obligations can be detrimental
Negotiation support to help achieve favorable outcomesLack of negotiation skills may result in unfair agreements or missed opportunities

As shown in the table, expert legal advice provides a clear advantage when it comes to property transactions. Collaborating with qualified professionals like AVRillo conveyancers can protect your interests, mitigate risks, and ensure a smooth and successful transaction process.

Read more: Property Information Form: The Comprehensive Guide for UK Property Transactions 

 

Conclusion

In conclusion, quality conveyancing services are essential for smooth and efficient property transactions. Hiring a reliable and experienced conveyancer can help ensure that all legal requirements are met, potential issues are addressed promptly, and the process is completed without unnecessary delays.

At AVRillo, we understand the importance of providing a customer-centric approach to all property matters. Our team of experienced conveyancers strives to exceed client expectations by offering tailored solutions and personalised attention throughout the conveyancing process.

With our CLC regulation, transparent pricing, and high success rate, you can trust AVRillo to handle your property transactions with professionalism and expertise. We are committed to delivering seamless and stress-free experiences, ensuring that your interests are protected every step of the way.

FAQ

A good conveyancing lawyer ensures all necessary legal checks and due diligence are carried out, troubleshoots any issues that arise, provides legal advice and assistance, and works with other parties involved in the transaction to ensure a smooth and efficient process.

To find the best conveyancer near you, consider checking client reviews on trusted sites, such as TrustPilot and Google. Look for conveyancers regulated by the Law Society, as this ensures they meet recognized quality standards. Also, consider the accessibility of the conveyancer and the transparency of their fees and services.

The duration of the conveyancing process can vary but typically takes between 8 to 14 weeks. Factors that can impact the timeline include the presence of a chain, whether the buyer is a cash buyer or obtaining a mortgage, and any delays due to issues identified during searches.

Conveyancing searches include local authority checks for planning and pollution, environmental searches for flooding and contamination, and water and drainage searches. Additional searches may be necessary based on the property type and location to ensure there are no hidden issues.

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You’re 8x times more likely to move with us than with other conveyancers.