Updated: October 12, 2018

Abbots Langley conveyancing solicitor fees

No Move, No Fee conveyancing in Abbots Langley

Conveyancing solicitor fees are the costs you pay your Abbots Langley conveyancing solicitor for handling the legal work for your move.

Do Abbots Langley conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Abbots Langley carry out the legal work on a price per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no hidden costs. Your conveyancing quote explains all fees and disbursements you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as HMLR fees or leasehold information packs.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Abbots Langley cost?

Conveyancing solicitor fees in Abbots Langley will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a historic mining search, may be needed and council search fees will vary.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are no unexpected costs or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Abbots Langley

Under recent changes to English and Welsh property law, a seller is obliged to reveal any property defects or disputes to their estate agent and to the purchaser.

It is, however, still the duty of a conveyancing solicitor in Abbots Langley to investigate the property, so that they can report back in detail to the buyer and the lender, offer practical solutions and confirm that the Land Registry's record of the property is updated.

This article examines those parts of the legal process for conveyancing solicitors in Abbots Langley where specialist conveyancing skills may be useful.

Your Abbots Langley conveyancing solicitor must be lender-approved

Before choosing a Abbots Langley conveyancing solicitor, it is paramount that you confirm that they can represent your lender, whether you are obtaining a mortgage from Halifax, Pepper Money or any other lender.

Quite a few banks and building societies only accept a selected list (their 'panel') of legal practices. If a conveyancer is not on the panel of your lender, the lender will need an alternative firm to act in their interests.

The borrower will be expected to pay this alternate lawyer's costs and significant delays to your move could occur.

Failing to confirm the lender panel status of your conveyancer can mean significant delays.

Our conveyancing solicitors can carry out the legal work for all major and minor lenders.

Property Searches (Three Rivers District Council)

Searches are applied for by Abbots Langley conveyancing solicitors to unearth planning, development and environmental issues that could possibly impact the value of the property you intend to buy.

Mortgagees typically also require property searches to be obtained. These include:

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Abbots Langley properties for local parish repairs.

You will be informed if your mortgage lender wants any additional searches, for example a more detailed flood report or a mining search.

The typical processing time for Residential property searches delivered by Three Rivers District Council is 8 weeks, so faster personal searches will be recommended.

Checking planning permission status

Official Entries (or 'office copies') will also be sourced from HM Land Registry by the conveyancing solicitor acting for the homebuyer. This will help to highlight potential planning issues, for example right of access issues or errors on the title plan.

Three Rivers District Council Council Tax

The council tax paid by a homeowner is based on a number of criteria that include the size and character of the home and the value of the property as determined by the VOA in 1991. For example, a property in the Three Rivers District Council area in Band E would pay £2,082 per annum.

Conveyancing solicitors in Abbots Langley will inform the buyer of the property's tax band as soon as they are made aware.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £1,562.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is occupied by someone who is seriously mentally impaired.

Band Three Rivers District Council Tax (2018)
A £1,136
B £1,325
C £1,514
D £1,704
E £2,082
F £2,461
G £2,839
H £3,407

Are you paying more than you should?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 10 resulted in a reduction. To appeal contact:

Valuation Office Agency
St. Peters House
45 Victoria St
St. Albans
AL1 3WZ
Hertfordshire

Stamp Duty on Abbots Langley properties

If your home costs more than £125,000 then you will have to pay Stamp Duty Land Tax. Given the complexity of the SDLT1 tax return form, only the initiated would attempt to complete and file this with HM Revenue & Customs without a conveyancing solicitor's help.

Quittance's integrated case management system are fully integrated with HM Revenue & Customs's electronic filing gateway.

The following table illustrates stamp duty examples for typical properties in Abbots Langley:

  Average sale price (2017) Stamp Duty
Average price £446,817 £12,340.85
Average price (detached) £711,891 £25,594.55
Average new build £538,182 £16,909.10
Homeowners must pay a higher rate of SDLT when buying a second home. E.g. if a second home was bought for £446,817 then the SDLT including the surcharge would be £35,745.36. .

Stamp duty relief for first-time buyers in Abbots Langley

Since 11/17, first-time buyers only need to pay stamp duty on residential properties valued over £300,000.

Conveyancing solicitors in Abbots Langley should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Abbots Langley

New build site

The potential pitfalls of leasehold property ownership should be a worry for leasehold property purchasers. Unreasonable ground rents, marriage value issues and restrictions on the use of the property are but a few of the many potential difficulties awaiting an uninformed buyer.

Serious financial ramifications can result from an inexperienced lawyer's misguided leasehold advice.

If you intend to buy a leasehold property, a good conveyancing solicitor in Abbots Langley will consider potential leasehold issues, including :

  • checking the lease itself
  • managing agent or landlord enquiries
  • any recent demands for service charges and ground rent
  • residents? management company
  • insurance reinstatement covenants

Quittance Conveyancing's leasehold conveyancing solicitor team will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Abbots Langley?

New build building site

The average sale price of a new build in Abbots Langley is £538,182. 11 brand new properties were purchased in Abbots Langley last year.

A new-build conveyancing solicitor in Abbots Langley must be familiar with local issues and new build's added complexities, like checking planning conditions have been fulfilled, liaising with the builder's onsite sales team and checking new build warranties with warranty providers, including NHBC, Advantage and CRL.

Our new build conveyancing team specialise in meeting short developer deadlines and representing buyers to achieve the best outcome.

Hertfordshire Conservation areas

If you are buying a house in a conservation area in Abbots Langley, the property must not breach any conservation area constraints. These constraints, called Article 4 Directions, may include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

Parts of Abbots Langley lie within a Three Rivers LPA-governed conservation area. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Abbots Langley.

Conveyancing - Selling a property in Abbots Langley

Conveyancing for a property sale is normally less troublesome than when buying. The purchaser does detailed due diligence on the property and its legal title, whilst conveyancing solicitors in Abbots Langley acting for the vendor merely responds to enquiries made by the buyer's solicitor.

Factors that could delay or endanger the conveyancing process

A house or flat will often come with numerous possible difficulties (such as not being registered at the Land Registry) that can endanger the conveyancing process.

Don't put off finding a solution and hope the buyer's solicitor won't notice - a better course of action will be to get professional advice and tackle it promptly.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat is quite a lot more difficult than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Abbots Langley will usually undertake additional work. This can involve collating an up-to-date service charge statement or details of any consents for alterations.

It is strongly advised that you instruct a lawyer as soon as is practicable to reduce the impact of any leasehold-caused issues.

What if you are already acting for the other side?

SRA rules restrict a single conveyancing solicitor from acting on both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both the buyer and the seller.

You can contact a property solicitor firm in Abbots Langley to handle your legal work, if we are doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Abbots Langley

Homeowners remortgage their home for a number of reasons, including moving from a standard variable rate (SVR) to a fixed-rate, or wanting to borrow more. The main reason, however, is to get a better interest rate.

Homeowners will typically be able to benefit from a better rate sooner by using a more efficient conveyancing solicitor in Abbots Langley, minimising the time taken to complete the conveyancing. With possible rate rises on the horizon, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

It is vitally important that your property lawyer can also act for your new lender. Our conveyancers are on the panel for all major lenders. So no matter whether you are changing to a tracker with the Bank of Scotland or to a fixed-rate mortgage with the Dudley Building Society, our remortgage specialists can help.

Gaynor Haliday, Legal researcher

About the author

Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.

Read more about this Quittance Legal Expert

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