Buying a garage at auction - Conveyancing Solicitor

[Mighty Flex]

Evening all,

In PH style I have my eyes on a garage near me that is up for auction. I know the place well, and also realise I know the seller (not well).
The legal docs finally got uploaded, and tell me nothing I didn't know already (close to flood risk/river/sea), though seem to gloss over the fact the small amount of land included is access/ and effectively parking for neighboring properties.

I don't think it has huge development potential, though it is technically possible.

Am I stuck with similar solicitor costs to a cheap house? Legal pack review is less important than an actual house, but there could be gotchas the untrained eye might miss. I assume if the purchase went through, the cost/process would still be as per a house?

Are there any recommendations for solicitors I can use on the auction, as I'd be disappointed if it actually went for near the guide price...

Thanks!

[blueg33]

You need to do the due diligence before bidding. If a bid is accepted you have effectively exchanged contracts.

Background legal work is the same as standard purchase but done in advance so there is a risk it becomes abortive cost.

[Mighty Flex]

Absolutely, aware of the need to get the legal pack reviewed prior - and then completion. Somewhere in there was the main questions:

Is a garage/land any different to a house at auction in practice/cost?
Are there any good auction solicitors recommendations?

[OutInTheShed]

You could DIY.

One thing with buying a garage, make sure you can get insurance that you're happy with.
I'd want at least third party liability I think!

Garages often have lots of covenants etc in the deeds, many of which are widely ignored.
The parking and access stuff can be a real headache.

[CSR Performance]

Mighty Flex said:

Evening all,
the small amount of land included is access/ and effectively parking for neighboring properties.

Please tread carefully with this. I looked into buying a row of garages as I was already renting 3 of them. They were sited behind a small block of flats (probably only 4 or 5 flats in the building) but because access to the garages was so rarely used, the residents assumed they could just park there blocking access to a minimum of 3 garages per car.

Every time I went there was some entitled s car blocking the garage. Then they were put out at my knocking the door asking them to move their car.

[CLX]

Watch out for extra costs in the small print of the legal pack.
I've seen ones where you have to pay the sellers legal costs of £9k.

[Mighty Flex]

The fees do certainly add up on small auctions. When I have followed any auctions (incl cars) before, I have a spreadsheet with the bid price and all the fees calculated to the "actual" price. Fortunately the parked cars/access does not interfere with the garage doors. It's down the sides of the building.

[Jobbo]

The work involved for a solicitor is greater than a basic house purchase - auction contracts are not standard form, there are always extra costs on top and any solicitor will need to advise on the risks from stuff that isn’t in the pack - they’re rarely ever comprehensive and there are always clauses absolving the seller of responsibility for anything. Any solicitor will have to warn you of that, on top of the usual review of the title etc.