Award-winning No Move, No Fee conveyancing for Armthorpe home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying or selling a house or flat and need conveyancing solicitors in Armthorpe, our award-winning no sale, no fee property lawyers are here to help.
We offer 100% fixed conveyancing fees, and you will always be informed about the progress of your move, thanks to our commitment to proactive communication.
If, for whatever reason, your home move does not proceed our no move no fee promise means you won't incur any conveyancing solicitors' legal fees at all.
Armthorpe's most communicative conveyancing service
According to a survey of 220,000 home buyers and sellers carried out by Modern Law Magazine, 1/5 of conveyancing complaints related to poor communication.
The regulatory bodies for Armthorpe property solicitors are particularly concerned with improving communication standards, and the service level directives of the CLC and the Conveyancing Quality Scheme (CQS) underscore communication standards.
Despite focus from the SRA and the Council for Licensed Conveyancers, a survey carried out by OnePoll of 1,500 people determined almost half of consumers thought that more effective communication would have meant a faster completion.
Our team of Armthorpe conveyancing solicitors provide an unmatched conveyancing service. We deliver the information you require 7 days a week, using your preferred contact method:
- Best Armthorpe conveyancing solicitors fees
- Personal extension numbers of your conveyancer
- Frequent status notifications by your preferred contact method (including SMS, phone and email)
- Access to your online conveyancing file
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
Updated: October 12, 2018
Armthorpe conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Armthorpe
Conveyancing solicitor fees are the costs you pay to your Armthorpe conveyancing solicitor for the legal work for a home sale or purchase.
Do Armthorpe conveyancing solicitors work on a fixed fee basis?
Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Armthorpe who offer services on a price per hour basis. Your quote explains exactly what you will be charged when your property transaction has completed.
Besides conveyancing fees, what other costs are there?
On top of the conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as ID checks or Stamp Duty Land Tax.
How much will conveyancing in Armthorpe cost in total?
Though conveyancing fees in Armthorpe will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, council search fees will vary and specific extra searches, such as a flooding search, may be necessary.
For a standard conveyancing transaction, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Armthorpe
As a key part of the conveyancing for a property buyer, the conveyancing solicitor in Armthorpe will examine the draft contract and investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).
After making their enquiries the conveyancer will offer professional advice and will iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.
This article examines elements of the legal process for conveyancing solicitors in Armthorpe requiring specialist legal knowledge.
- Conveyancing solicitors in Barnsley
- Conveyancing solicitors in Doncaster
- Conveyancing solicitors in Rotherham
- Conveyancing solicitors in Sheffield
- Conveyancing solicitors in South Yorkshire
Your Armthorpe conveyancing solicitor must be lender-approved
Before instructing a Armthorpe conveyancing solicitor, you must confirm that they can represent your lender, whether you are getting a mortgage from Lloyds Bank, the Buckinghamshire Building Society or any other lender.
A lot of mortgage lenders will only accept a select group (often referred to as a 'panel') of firms that meet stringent standards. If a conveyancer can't act for your lender, the lender will probably need a second solicitor firm to carry out the legal work.
The purchaser will usually need to pay this substitute solicitor's costs, and the conveyancing process can take much longer.
Our solicitors can act on behalf of all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Doncaster Metropolitan Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are applied for by Armthorpe conveyancing solicitors to help spot any broader issues that might possibly have an impact on how much the property you are purchasing will be worth.
Searches are primarily performed to satisfy mortgage conditions. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Homebuyers will be made aware if your chosen lender needs any more searches, such as a radon gas search or a commons registration search.
The typical lead time for Residential property searches provided by Doncaster Metropolitan Borough Council is 7 weeks, so your lawyer will advise using faster personal searches.
The conveyancing solicitor acting for the buyer will get the Title Register from HM Land Registry, helping to evidence any planning issues, such as outbuildings missing from the title plan or a restrictive covenant against certain alterations.
Doncaster Metropolitan Borough Council Council Tax
Doncaster Metropolitan Borough Council calculate council tax on Armthorpe homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Tax Band E, for example, would owe annual council tax of £1,901.
A conveyancing solicitor in Armthorpe will inform a buyer of the property's tax band as soon as 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 £1,426.
Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where an inhabitant is an 18 year old for whom child benefit is payable. Newer properties are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.
|Band||Doncaster Metropolitan Borough Council Tax (2018)|
Could you be overpaying?
In 2016/17, 20 council tax challenges were made, of which 10 were upheld and refunds awarded. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
1 Vicar Lane
Stamp Duty on Armthorpe properties
After a residential property sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.SDLT is only applicable to homes where the purchase price exceeds £125,000.
Quittance's integrated conveyancing case management system integrates with electronic filing systems to ensure that the SDLT is paid in full efficiently.
See table below for SDLT examples for homes in South Yorkshire:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£251,331||£2,566.55|
|Average new build||£185,725||£1,214.50|
Stamp duty relief for first-time buyers in Armthorpe
First-time buyer stamp duty relief is available on property purchases below £300,000. Following the autumn budget statement, second home buyers must pay a 3% surcharge. Therefore, if a homeowner in Armthorpe bought a second home for the average price of £161,038 the SDLT would be £8,051.90.
Conveyancing solicitors in Armthorpe should confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Armthorpe
It is rarely a good idea to buy a leasehold home if you are unaware of the implications. Spiralling ground rents, absent freeholders and unpaid service charges by the existing leaseholder are but a few of the many common complications lying in wait for an uninformed purchaser.
If you intend to purchase a house or flat with a lease, a experienced conveyancing solicitor in Armthorpe will investigate aspects of the leasehold purchase, such as :
- sometimes ancient and arcane lease documents
- reviewing correspondence between the freeholder and leaseholder
- service charges for relevant date periods
- unexpired lease terms
- residents' memoranda and articles of association
Ensure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Armthorpe?
Based on data collated by the Land Registry, the average sale price of Armthorpe new build homes is £194,695. 147 brand new properties have been bought in Armthorpe in 2018 so far.
A new-build conveyancing solicitor in Armthorpe will need to be familiar with Armthorpe-specific factors and new build-specific issues, like helping with mortgage offer extension terms, handling initial Land Registry registration and working with warranty providers, including NHBC Buildmark, Advantage HCI? and HAPM.
With Quittance Conveyancing, you will get an expert assessment of the legal title of the property, paying close attention to concerns ranging from the home's subsequent marketability to likely freehold acquisition traps.
Conservation areas in South Yorkshire
When acting for the buyer of a home in Armthorpe, a conveyancing solicitor will need to check whether the property is in one of Armthorpe's conservation areas. If it is, the home will be affected by specific conditions. Referred to as Article 4 directions, these conditions may include anything from restrictions on VELUX windows, to limits on the use of cladding.
The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.
Your conveyancing solicitor will address whether your planned purchase is located one of Armthorpe's conservation areas.
Conveyancing - Selling a property in Armthorpe
Conveyancing for a house sale is less difficult than when purchasing. When property changes hands, the burden lies entirely with the buyer to validate that the legal title of the property is not legally defective.
Conversely, with a sale, conveyancing solicitors in Armthorpe acting for the person selling effectively just answer the buyer's solicitor's formal enquiries.
What factors could threaten your sale?
A property will frequently have a range of potential roadblocks (e.g. where the property differs from the title plan) that might prevent the conveyancing process from completing.
Property specialists will usually recommend that vendors handle these issues as soon as they come to light.
- Noisy neighbours? What to do before selling your home
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
Conveyancing for a leasehold flat or house is a great deal more technical in comparison with a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Armthorpe must undertake additional work, such as requesting all relevant freeholder information or the minutes of the last AGM (if there is a management company).
To speed up the leasehold conveyancing process, it is recommended that the vendor contacts a leasehold-specialist lawyer as soon as an estate agent is chosen.
Can your conveyancing solicitors act for the buyer and the seller in one transaction?
Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.
You could contact a law firm in Armthorpe to carry out your legal work, if a Quittance solicitor is carrying out the legal work for the other side.
Local Armthorpe conveyancing solicitor directory
- Dawson and Burgess, 33 Church Street, Armthorpe, Doncaster, South Yorkshire, DN3 3AE
Conveyancing - Remortgaging a property in Armthorpe
By far the most common reason people remortgage is to secure a preferential rate. Other reasons to think about remortgaging include releasing funds to help pay for home improvements, or the current mortgage deal coming to an end.
A proactive conveyancing solicitor in Armthorpe will complete the conveyancing quickly, meaning you move to your lower rate sooner. With future interest rate changes hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.
The property lawyer carrying out your remortgage must also be able to act on behalf of the new mortgage lender. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are switching to a flexible mortgage with the Bank of Scotland or to a fixed-rate mortgage with the Darlington Building Society, Quittance 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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