Award-winning No Move, No Fee conveyancing for Broadstairs home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a home, and need conveyancing solicitors in Broadstairs, our expert No Sale, No Fee property lawyers are here to help.
We offer guaranteed fixed conveyancing fees, and our focus on proactive communication means you will always be informed about the legal side of your move.
If, for whatever reason, your property sale or purchase does not proceed our no sale no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
Broadstairs's most communicative conveyancing service
According to a survey over 200,000 home buyers commissioned by Modern Law Magazine, 22% of conveyancing complaints stemmed from poor communication.
Regulators for Broadstairs conveyancing solicitors are particularly focused on generally improving communication standards, and the consumer service directives of the Council for Licensed Conveyancers and the Law Society's CQS highlight the required standard of communication.
Despite focus from the Solicitors Regulation Authority, according to a survey carried out by OnePoll, over 1/5 of property transactions fall through due to delays caused by inadequate communication.
Keeping you in the loop
Quittance Conveyancing's Broadstairs conveyancing solicitors deliver an award-winning property legal service. We strive to give you the answers you need by phone, email and online, 7 days a week:
- Lowest Broadstairs conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
- Direct contact details of your lawyer
- Instant progress updates by SMS, phone and email
- Award-winning case tracking system
Updated: October 12, 2018
Broadstairs conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Broadstairs
Conveyancing solicitor fees will be paid to conveyancing solicitors in Broadstairs for the legal work for a home sale or purchase.
Do Broadstairs conveyancing solicitors work on a fixed fee basis?
Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Broadstairs who work on a price per hour basis. Your quote explains all fees and disbursements you will need to pay when your sale or purchase completes.
Are there any other costs?
You will need to budget for 'disbursements', in addition to the legal fees.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as office copies and title plans or Stamp Duty Land Tax (SDLT).
How much will conveyancing in Broadstairs cost in total?
Conveyancing solicitor fees in Broadstairs will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, such as a flooding search, may be needed and Local Authority Search fees can vary.
For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are no unexpected costs or surprises in the small print. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Broadstairs
Under recent changes to English and Welsh property law, a seller must now disclose issues concerning their property.
It remains, however, the duty of the conveyancing solicitor in Broadstairs to carry out due diligence on the property, make their "report on title", help with resolving any problems and ensure the title is transferred to the new owner.
This part of the article considers those areas of the legal process for conveyancing solicitors in Broadstairs needing specialist legal knowledge.
- Conveyancing solicitors in Gillingham
- Conveyancing solicitors in Margate
- Conveyancing solicitors in Medway
- Conveyancing solicitors in Ramsgate
- Conveyancing solicitors in Kent
Your Broadstairs conveyancing solicitor must be lender-approved
Regardless of whether your mortgage is with a large lender like Barclays Bank or a less common lender such as Capital Home Loans, before you instruct a conveyancing solicitor in Broadstairs it is vital that you check that they can represent your chosen lender.
Your lawyer may be unable to act for your chosen lender, because some lenders will only work with a select group (often referred to as a 'panel') of legal practices that meet strict criteria.
In this case, the lender will probably require a different legal firm to complete the legal work, and you will usually need to pay this alternative solicitor's costs. Resulting delays can jeopardise the whole purchase.
Our conveyancing solicitors can act for all 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 (Thanet District Council)
Searches are questions submitted to public bodies by Broadstairs conveyancing solicitors to help uncover relevant information about the home you want to buy.
Banks and building societies also need conveyancing searches to be applied for. Required searches will include:
- Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
- Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
- Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
- Chancel repair liability - describes the insurance to protect against any liability owed by Broadstairs properties for local parish repairs.
More specialised searches, such as a highways authority search or a mining search, may also be referred to following the initial searches.
Property purchasers will have to endure a wait of around 10 weeks for conveyancing searches delivered by Thanet District Council, so your solicitor will instead order faster regulated searches.
Your conveyancing solicitor will source office copies from HM Land Registry, helping to identify potential planning issues. Examples of these include discrepancies with the filed plan or that a restrictive covenant has been breached.
Thanet District Council Council Tax
Council tax is calculated by Thanet District Council on property value and the number of people living in the property. The occupier of a property in Band E, for example, would owe annual council tax of £2,138.
Broadstairs conveyancing solicitors will inform a purchaser of the home's council tax band once they have the Local Authority search results.
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 £1,603.
Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or where the property (land) is a boat mooring or caravan pitch. The Valuation Office Agency assess council tax bandings for newly-built homes, and where the owner has requested a revaluation.
|Band||Thanet District Council Tax (2018)|
Can I lower my band?To challenge your banding contact:
Valuation Office Agency
The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.
Stamp Duty on Broadstairs properties
SDLT will almost always need to be paid if the house being purchased is valued at over £125,000. Given the complexity of the SDLT1 tax return form, only the brave would attempt to complete and file this with HMRC without a conveyancing solicitor's help.
Quittance Conveyancing's case management system ensures that the complicated SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.
The following table illustrates SDLT examples for typical properties in Broadstairs:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£449,435||£12,471.75|
|Average new build||£437,500||£11,875.00|
Stamp duty relief for first-time buyers in Broadstairs
For first-time buyers, stamp duty is only payable on purchases over £300k.
Broadstairs conveyancing solicitors will confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Broadstairs
The potential pitfalls of buying a leasehold flat in the UK are well documented. There is a wide range of sometimes obscure legal issues that may be awaiting the unsuspecting buyer, such as unfair developer practices and exponential ground rents.
If you are planning to buy a property with a lease, a competent conveyancing solicitor in Broadstairs will consider possible leasehold issues, including managing agent or landlord enquiries, reviewing the lease itself (some leases are over 100 years old) and landlord/tenant disputes.
Ensure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.
Buying a 'New Build' property in Broadstairs?
The average purchase price of Broadstairs new builds is £437,500. 2 new build houses and flats were purchased in Broadstairs last year.
A new-build conveyancing solicitor in Broadstairs must be aware of regional factors and new build-specific issues, such as checking planning conditions have been fulfilled and handling deposits.
Our team of new build conveyancers deliver an expert appraisal of the property's legal status, scrutinising contract issues ranging from the home's subsequent mortgageability to exponential ground rent and service charges (where applicable).
Conservation areas in Kent
When carrying out the legal work for a home in Broadstairs, a conveyancing solicitor will confirm whether the residential property is in one of Broadstairs's conservation areas. If it is, the home will be affected by certain conditions. These conditions, called Article 4 Directions, could include:
- Restrictions on the removal or addition of front boundary walls
- Restrictions on the installation of skylights
- Limits on extensions (even if within Permitted Development rights)
If a property is in breach, the local council could order you (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.
Parts of Broadstairs are within a conservation area governed by the Thanet local planning authority (LPA). Your conveyancing solicitor will address whether your planned purchase is located one of Broadstairs's conservation areas.
Conveyancing - Selling a property in Broadstairs
The conveyancing process on a house sale usually requires less work than for a purchase. When a house or flat changes hands, the obligation lies with the purchaser to verify that the house or flat is legally sound and meets their mortgage lender's criteria.
On the other hand, when selling, conveyancing solicitors in Broadstairs acting for the person selling effectively just answer the purchaser's enquiries.
Factors that could delay or endanger a property sale
Common obstacles, like not having a building regulations completion certificate or not having permission for alterations when in a conservation area, might delay your home move if they are ignored.
It is generally recommended that vendors handle such issues without delay.
- Noisy neighbours? What to do before selling your home
- Selling a Green Deal property? What you need to know
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
Sale conveyancing for a leasehold property
The legal work for a leasehold flat is quite a lot more complex than it is for a freehold home.
Conveyancing solicitors in Broadstairs will also perform extra work, and this could include getting the freeholder pack, through to information about any reserve fund that may be held.
It is recommended that you instruct a leasehold-specialist lawyer as soon as possible, and potentially before marketing the property, to reduce delays.
What if Quittance is acting for the other side?
A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale.
If you are buying or selling a home in Broadstairs, and a Quittance solicitor is carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Broadstairs to carry out your conveyancing.
Local Broadstairs conveyancing solicitor directory
- Barnes Marsland Solicitors Limited, 103 High Street, Broadstairs, Kent, CT10 1JS
- Boys & Maughan, 99 High Street, Broadstairs, Kent, CT10 1NQ
- County Solicitors Limited, 46 High Street, Broadstairs, Kent, CT10 1JT
- Hardman and Watson Limited, 5 Lloyd Road, Broadstairs, Kent, CT10 1HX
- Robinson Allfree, 142 High Street, Broadstairs, Kent, CT10 1JD
Conveyancing - Remortgaging a property in Broadstairs
Securing a lower interest rate is usually the main reason why people opt to remortgage. There are other reasons, for example releasing capital to pay off other debts, or fixing the mortgage on a new discounted rate.
A proactive conveyancing solicitor in Broadstairs will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a critical factor in securing your preferred rate.
The property lawyer carrying out your remortgage needs to be able to act for your chosen mortgage provider. Our conveyancing team are on the panel for all major lenders, so whether you are moving to a cashback mortgage with Britannia or to a fixed-rate mortgage with Birmingham Midshires, we can assist.
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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