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Buying a probate property - concerns about using solicitors from the same firm (different branches). What should I do to protect myself?

Hi all,

We’re first-time buyers and have just had our offer accepted on a probate property in England. It was originally on the market for £470k, reduced to £450k, and our offer was accepted just below that.

The seller’s solicitor and our solicitor happen to be from the same company (different branches). Our lender says this is technically allowed as long as we consent, and if a conflict of interest arises, one side has to step down.

But I’m worried: • Normally, your solicitor is meant to “fight your corner” and protect your interests. If they are technically colleagues, I’m concerned they won’t push as hard. • Some people told me even independent solicitors won’t necessarily “fight” that much, so maybe it makes no difference. • Because this is a probate sale, I’m worried there might be extra legal risks (unclear title, undisclosed debts, potential beneficiary disputes). • My solicitor said they will check the grant of probate, but they cannot demand to see the will. That makes me nervous that they might only do the bare minimum.

My big concerns: • Could there be beneficiary claims after completion if things weren’t checked properly? • Could we be liable if the estate has debts? • What if the title isn’t fully clean?

I’ve already paid a £180 “open file” fee, so switching solicitors would cost me time and money.

So my questions are: 1. How common are these risks with probate sales in the UK? Are these worst-case scenarios very unlikely, or should I be more cautious? 2. If I stick with my current solicitor, how can I protect myself and make sure they do a thorough job even though they are from the same company as the seller’s solicitor? 3. What would you do in my shoes – stick or switch?

Really appreciate any advice from people who have gone through probate property purchases or dealt with solicitors from the same firm.

Thanks in advance!

submitted by /u/Boring-Sir-3534
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source https://www.reddit.com/r/RealEstate/comments/1nyk5nd/buying_a_probate_property_concerns_about_using/
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