Award-winning No Move, No Fee conveyancing for Alfreton home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We focus on communication so you always know what's happening and our 100% fixed conveyancing fees service means no nasty suprises.
Every year our specialist no sale - no fee property lawyers help property sellers and buyers looking for conveyancing solicitors in Alfreton and across Derbyshire.
If, for whatever reason, your move does not proceed our no move no fee promise means you won't incur any conveyancing solicitors' legal fees at all.
Alfreton's most communicative conveyancing service
According to a Law Society poll, nearly 50% of the people asked suggested that poor communication unnecessarily delayed their home move.
The service level directives of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are focused on improving conveyancing solicitor communication.
Even though conveyancing the SRA and the Council for Licensed Conveyancers are addressing the problem, poor communication is one of the most common sources of complaints made against solicitors.
Keeping you updated
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Updated: October 12, 2018
Alfreton conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Alfreton
Conveyancing solicitor fees will be paid to conveyancing solicitors in Alfreton for the legal work associated with buying or selling a property.
How are Alfreton conveyancing fees calculated?
Some conveyancing solicitors in Alfreton carry out the legal work on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your quote will explain exactly what you will need to pay when your sale or purchase goes through.
Are there any other costs?
In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like Stamp Duty Land Tax or indemnity insurance.
How much will the total conveyancing fees in Alfreton cost?
Although conveyancing fees in Alfreton will be the same as anywhere else in the country, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as utilities searches, may be necessary.
There are no hidden fees or costs to be paid with Quittance Conveyancing. For a standard conveyancing transaction, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Alfreton
Purchase conveyancing needs the conveyancing solicitor in Alfreton to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. breached restrictive covenants) to factors affecting the mortgageability (e.g. a short lease (less than 70 years)).
The buyer's solicitor will report their findings back to the purchaser and their lender, help with resolving any problems and ensure the title is transferred to the new owner.
This section of the article discusses those areas of the legal process for conveyancing solicitors in Alfreton where specialist conveyancing skills may be essential.
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Your Alfreton conveyancing solicitor must be lender-approved
Regardless of whether your mortgage is with a large lender like the Co-operative Bank or a financial institution such as the Darlington Building Society, before you instruct a Alfreton conveyancing solicitor it is critical that you make sure that they can act in the interests of your chosen lender.
Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies only accept a select panel of law firms that match certain criteria.
Should this be the case, the lender will probably need an alternative legal firm to act in their interests, and you will usually need to pay this alternative lawyer's costs. This means the transaction could be delayed.
Our solicitors can carry out the legal work for all major and minor banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Amber Valley Borough Council)
Searches are questions submitted to public bodies by Alfreton conveyancing solicitors to identify issues affecting the property being purchased.
Banks and building societies also expect conveyancing search packs to be obtained. These include:
|Local Authority (LA) search||covers the details of planning applications, decisions and the enforcement of breaches or violations.|
|Environmental search||identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.|
|Drainage & Water search||describes water mains and sewers, and confirms if these are privately maintained|
|Chancel repair liability||some Alfreton property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.|
More specific searches, such as an HS2 search or a contaminated land report, may also be advised subject to the outcome of the initial searches.
The typical delivery time for searches supplied by Amber Valley Borough Council is 14 weeks. Your conveyancer will recommend using a faster search agent.
Finding planning permissions
The buyer's conveyancing solicitor will source official entries from HMLR. This will help to identify planning issues. Examples of these include the title plan showing only very general boundaries or right of access issues.
Amber Valley Borough Council Council Tax
Council tax is calculated by Amber Valley Borough Council on property value and the number of people living in the property. E.g. for an average Tax Band D residential property in Alfreton, the tax would be £1,750 per year.
Conveyancing solicitors in Alfreton will inform the buyer of the property's tax band once this is confirmed by the searches.
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 £1,313.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property is occupied solely by students.
|Band||Amber Valley Borough Council Tax (2018)|
Could I be overpaying council tax?
From April 2016 to March 2017, 30 council tax challenges were made, of which 10 were approved and the tax was reduced. To challenge your banding contact:
Valuation Office Agency
Castle Meadow Rd
Stamp Duty on Alfreton properties
If you are buying a house that costs over £125k, then you will have to pay SDLT to HMRC. Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.
Quittance's integrated case management system are fully integrated with HMRC's electronic filing gateway.
See examples for average local properties:
|Average selling price (2018 to date)||SDLT|
|Average price (detached)||£233,899||£2,177.98|
|Average new build||£233,230||£2,164.60|
Stamp duty relief for first-time buyers in Alfreton
First-time buyer stamp duty relief is available on property purchases below £300,000.
Alfreton conveyancing solicitors should ensure the correct tax is paid.
Buying a flat? Leasehold conveyancing in Alfreton
Purchasing a leasehold property is not as straightforward as buying a freehold home. Numerous technical issues may be awaiting an uninformed purchaser, such as absent freeholders, sinking fund issues and unreasonable ground rents.
A competent conveyancing solicitor in Alfreton will investigate aspects of the leasehold purchase, including :
- reviewing the lease itself (some leases are over 100 years old)
- current-year service charge estimates
- dealing with freeholders
- short leases
- insurance covenants
Make sure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Alfreton?
Based on Land Registry data, 14 new build homes have been bought in Alfreton in 2018 so far. The average cost of a new build property in Alfreton is £233,230.
A new-build conveyancing solicitor in Alfreton needs to be conscious of local factors and new build-specific issues, including dealing with lender conditions, administering Help to Buy purchases and working with warranty providers, including NHBC Buildmark, Building Zone and BLP.
With Quittance Conveyancing, you will get an independent assessment of the legal title of the property, whilst being mindful of issues like unreasonable leasehold terms and 'doubling' ground rent and service charges (where applicable).
Derbyshire Conservation areas
If you are intending to buy a house in a conservation area in Alfreton, the property must not breach any conservation area restrictions. These restrictions, called Article 4 Directions, could include a wide range of constraints from restrictions on the removal of front boundary walls, to general restrictions governing non-uniform additions or modifications.
The local planning authority can order any non-compliant alterations to a property to be changed or removed.
Parts of Alfreton are within a conservation area governed by the Amber Valley local planning authority (LPA). Your conveyancing solicitor will confirm whether the property you are buying is located in one of Alfreton's conservation areas.
Conveyancing - Selling a property in Alfreton
The legal process for a sale of a house or flat is more straightforward than when purchasing. With a property purchase, the principle of 'buyer beware' means that the onus lies with the purchaser to make sure that the property is legally sound.
On the other side of the transaction, conveyancing solicitors in Alfreton acting for the current owner need only respond to the buyer's questions.
Why do sales fall through?
Common issues, like a complex 'Green Deal', can actually delay the sale conveyancing process if not dealt with promptly.
It is better not to hide from the issue as it is the buyer's solicitor's job to spot problems, instead speak to an expert and attempt to resolve it promptly.
- Selling a leasehold flat? What to do before going on the market
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
Read more conveyancing advice for sellers.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold flat or house is much more time-consuming than for a freehold house.
Conveyancing solicitors in Alfreton will also need to carry out additional work, which could include getting an up-to-date service charge statement, through to any information about regulations affecting the property that are not in the lease.
To accelerate the handling of the leasehold work, it is strongly advised that you contact a leasehold expert as soon as an estate agent is chosen.
What if your conveyancing solicitors are acting for the other side?
A conveyancer who is regulated by the CLC can act for both sides. However, SRA rules restrict the same solicitor from working on behalf of both sides in a property sale.
You could contact a local Alfreton conveyancing solicitor firm to handle your legal work, if we are acting for the other side.
Local Alfreton conveyancing solicitor directory
- AJ Turner Limited, 5 & 7 King Street, Alfreton, Derbyshire, DE55 7AE
- Broadbents Solicitors LLP, 16 King Street, Alfreton, Derbyshire, DE55 7AG
- Rickards and Cleaver, 100 King Street, Alfreton, Derbyshire, DE55 7DD
- Harry Shingleton, The Cottage, The Green, Wessington, Alfreton, Derbyshire, DE55 6DQ
Conveyancing - Remortgaging a property in Alfreton
The main reason people remortgage is to get a better interest rate. Other reasons to think about remortgaging include the existing lender having refused a payment holiday, or extending the mortgage term.
Homeowners would typically benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Alfreton. With rate rises anticipated, fast conveyancing can be a key consideration when getting the mortgage rate you want.
The property lawyer handling the remortgage should also be able to act for your preferred mortgage lender. Our conveyancers are on the panel for all major lenders. So no matter whether you are switching to a variable-rate with the Bank of Scotland or to a discounted-rate mortgage with the Chelsea Building Society, our remortgage specialists can help.
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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