Award-winning No Move, No Fee conveyancing for Ampthill home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer 100% fixed conveyancing fees, and you will never be uncertain about how your sale or purchase is progressing, thanks to our commitment to proactive communication.
Every year Quittance Conveyancing's property lawyers deliver an award-winning no sale, no fee service to home buyers and sellers looking for conveyancing solicitors in Ampthill and throughout Bedfordshire.
If, for any reason at all, your home move does not proceed our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees at all.
Ampthill's most communicative conveyancing service
According to a Law Society survey, nearly half of the people who took part in the study stated that poor communication delayed their home move.
The service level directives of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are heavily focussed on improving conveyancing solicitor communication.
Nonetheless a survey carried out by OnePoll, ascertained over a fifth of transactions do not complete successfully due to delays caused by inefficient communication.
Keeping you updated
Our Ampthill conveyancing solicitors offer the UK's most communicative and client-friendly conveyancing service. We deliver to you the information you require by phone, email and via online case management, every day of the week:
- Cheapest Ampthill conveyancing solicitors fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Award-winning technology to track your case
- Regular updates via SMS, phone and email
- Direct line and contact details for your conveyancing lawyer
Updated: October 12, 2018
Ampthill conveyancing solicitor fees
No Move, No Fee conveyancing in Ampthill
Conveyancing solicitor fees are the costs you pay to your Ampthill conveyancing solicitor for carrying out the legal work for a property transaction.
Do Ampthill conveyancing solicitors work on a fixed fee basis?
Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Ampthill who will work on an hourly-rate basis. Your quote will set out what you will pay when your property transaction has completed.
Are there any other costs?
You must cover the cost of any '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 office copies and title plans or Stamp Duty Land Tax.
How much will the total Ampthill solicitor conveyancing fees be?
Conveyancing solicitor fees in Ampthill will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, specific extra searches, such as a flooding search, may be necessary and council search fees will vary.
For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Ampthill
"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. Since 2013, this maxim no longer applies, however, it is still the duty of a buyer's solicitor to investigate the house or flat they plan to buy.
The Ampthill conveyancing solicitor will offer suggestions and advice once their enquiries are complete, solve outstanding issues and ensure the title is transferred to the new owner.
This section discusses those parts of the legal process for conveyancing solicitors in Ampthill requiring a deeper level of knowledge.
- Conveyancing solicitors in Bedford
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- Conveyancing solicitors in Bedfordshire
Your Ampthill conveyancing solicitor must be lender-approved
Before appointing a conveyancing solicitor in Ampthill, you need to check that they can act for your mortgage lender, whether you are obtaining a mortgage from Santander, the Earl Shilton Building Society or any other lender.
Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies are only happy to work with a restricted group of law firms that have achieved certain benchmarks.
If that is the case, the lender will need a second legal firm to complete the legal work, and you will then have to cover this substitute solicitor's fees. Adding another solicitor to the process can delay the whole purchase.
Quittance Conveyancing are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Central Bedfordshire Council)
Residential property searches are enquiries made of various authorities by Ampthill conveyancing solicitors to provide information about your new home.
Lenders also need to see searches to be applied for. Required searches will include:
- Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
- Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
- Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
- Chancel repair liability - some Ampthill property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.
Your conveyancer will notify you if your lender insists on any additional searches, such as a highways search or a more detailed environmental report.
Central Bedfordshire Council has a typical lead time of 10 weeks for Residential property searches. In these circumstances, faster personal searches will be recommended.
The conveyancing solicitor acting for the buyer will obtain an Official Copy of the Title Register from HMLR, helping to evidence potential planning issues, for example outbuildings lying outside the boundary or rights or restrictions on how the property may be used.
Central Bedfordshire Council Council Tax
Council tax is calculated by Central Bedfordshire Council on property value and the number of people living in the property. E.g. for an average Valuation Band C residential property in Ampthill, the council tax payable would be £1,668 per year.
Ampthill conveyancing solicitors will inform a purchaser of the home's council tax band once they are made aware.
If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,251.
Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or where the property is uninhabitable. New build homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.
|Band||Central Bedfordshire Council Tax (2018)|
Are you paying too much?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
St. Peters House
45 Victoria St
From April 2016 to March 2017, 60 council tax challenges were made, and 20 saw a reduction.
Stamp Duty on Ampthill properties
Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay stamp duty.
HM Revenue and Customs (HMRC) complications and objections are avoided using the latest case management system.
See examples for typical Bedfordshire properties:
|Average selling price (2017)||Stamp Duty|
|Average price (detached)||£491,611||£14,580.55|
|Average new build||£386,445||£9,322.25|
Stamp duty relief for first-time buyers in Ampthill
First-time buyer stamp duty relief is available on property purchases below £300k. If you own another property or share in a property you will be subject to a surcharge of 3%. E.g. if a second home was bought for £301,650 then the SDLT including the surcharge would be £24,132.00. .
Conveyancing solicitors in Ampthill should ensure the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Ampthill
The potential risks of owning a leasehold property should be a source of anxiety for buyers of leasehold property. There are numerous technical issues that could be lying in wait for the unsuspecting buyer, including:
- undisclosed major works
- reversionary interests
- excessive freehold premiums
- ground rent multipliers
A experienced conveyancing solicitor in Ampthill will investigate aspects of the leasehold purchase, such as :
- reviewing the lease itself (leases can be 10's or even 100's of years old)
- service charges and whether they have been collected
- managing agent or landlord enquiries
- rights issues
Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Ampthill?
The average cost of new build homes in Ampthill is £386,445, (sce: HM Land Registry). 805 new build properties were purchased in Ampthill last year.
A new-build conveyancing solicitor in Ampthill will need to be aware of both local Ampthill factors as well as new build-specific issues, including dealing with incomplete service connection agreements, ensuring that new build mortgage conditions are met and checking new build warranties with warranty providers, including NHBC Buildmark, LABC Warranty and CRL.
Our new build conveyancing department will provide an independent assessment of the legal title of the house or apartment, paying close attention to concerns like the home's subsequent mortgageability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).
Bedfordshire Conservation areas
If you are planning to purchase a house in a conservation area in Ampthill, the property must be compliant with any local conservation area conditions. These constraints, called Article 4 Directions, could include restrictions on the removal of front boundary walls, general restrictions governing the use of non-traditional materials or restrictions on extensions normally within Permitted Development rights.
The local planning authority can order any non-compliant alterations to a property to be changed or removed.
Your conveyancing solicitor will address whether your planned purchase is located one of Ampthill's conservation areas.
Conveyancing - Selling a property in Ampthill
The conveyancing process on a sale of a home is less complicated than when buying. The buyer's conveyancing solicitor carries out thorough due diligence on the property and its legal title, whereas conveyancing solicitors in Ampthill acting for the vendor just replies to the solicitor's standard and additional enquiries.
Why do sales fall through?
Frequently occurring issues, such as having a flying freehold, might jeopardise the sale conveyancing process if they are ignored.
Don't put off finding a solution, hoping the issue will fix itself. The best course of action is to get professional advice, square up to the issue(s), and find a solution at the earliest stage.
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
For more conveyancing advice for sellers click here.
Leasehold conveyancing for a sale
Conveyancing for a leasehold property is significantly more technical than for a more straightforward freehold house.
Conveyancing solicitors in Ampthill will also perform extra work, for example requesting detailed managing agent information, through to ascertaining if the incoming lessee (i.e. the seller) is required to buy a share in the building's management company.
It is recommended that the vendor contacts a conveyancer with leasehold experience as soon as the property is marketed, if not before, to avoid undue delays.
What if Quittance is already acting for the other side?
SRA regulations ban the same conveyancing solicitor from acting on both sides in a property sale. Conveyancers who are regulated by the CLC, however, can act for both sides.
You could contact a law firm in Ampthill to carry out your legal work, if we are acting for the other side.
Local Ampthill conveyancing solicitor directory
- Sharman Law LLP, 88 Dunstable Street, Ampthill, Bedfordshire, MK45 2JR
Conveyancing - Remortgaging a property in Ampthill
Although there are many reasons to remortgage, people generally remortgage a home to get a lower interest rate.
A good conveyancing solicitor in Ampthill can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.
The property lawyer will represent both you and the mortgage lender, in order to ensure that the new interest in the property is registered correctly and the interests of the lender are protected.
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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