If TS willing to put in extra effort, to save the 1% agent fee, then by all means. If you are first time buyer, and not sure the process... paying the 1% is worth it in my opinion. Besides, lawyer has their own task and will not help much in chasing banker loan release, facilitating information to bank or provide inside view of property condition. And if SnP is not complete in time, the penalty maybe higher than the agent fee... But then again, if your agent is not working for you looking after all this, then find yourself a better agent. Think in a positive way, this may not be your one and only house purchase... there maybe more to come, or your house need to be rent out or fix up. The agent can help up if you have established a good working relationship.