Good solicitors are efficient, move reasonably quickly, study the lease carefully and alert you to any potential problems.

For example they’d spot the clause in the lease which says carpets are compulsory in the upstairs flat – so will you have to pay extra for them or – if you live below – what action can you take when your upstairs neighbours go for the pine floorboards look which makes them sound like a herd of wilderbeest when they go to the potty late at night. (Their bad solicitor didn’t tell them they had to have carpets).

Good solicitors are available. They return your calls and listen to your concerns. (Don’t treat them too much as a therapist though).

When this writer bought a flat the solicitor we used was a godsend. She was instrumental in helping to move the deal along and was very aware of potential issues about the type of place we were buying (a flat on the middle floor of a city house). She alerted us to several potential pitfalls. Being based in the country, she was much cheaper than her city based counterparts.

Bad solicitors move slowly, possibly jeopardising your deal if you need to move fast. They don’t read the documents carefully, and will lie that they told you about the £2,000 annual service charge hidden in the lease when you’re trying to sue them.

Your phone calls won’t be returned, your questions won’t be answered and your instructions will be ignored.

They won’t alert you to any potential problems and will probably charge you more as well.

The third type of solicitor are the mediocre majority, who are somewhere in between.