Award-winning No Move, No Fee conveyancing for Brough home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our property lawyers deliver a highly recommended no sale, no fee service to property sellers and buyers looking for conveyancing solicitors in Brough and Cumbria.
Quittance Conveyancing offer guaranteed fixed conveyancing fees, and our focus on proactive communication means you will always stay informed about the legal side of your move.
If, for any reason at all, your move does not complete our no move no fee service means you won't incur any conveyancing solicitors' legal fees.
Brough's most communicative conveyancing service
Poor solicitor communication is amongst the most anxiety-inducing parts of the home buying and selling process.
Conveyancing solicitor communication is so critical that the conveyancing industry regulator (the CLC) have a client charter which specifically references resolving the problem.
Nevertheless, according to a survey carried out by the Conveyancing Association, 23% of conveyancing transactions collapsed due to poor communication.
Our team of Brough conveyancing solicitors aim to deliver a dedicated and proactive conveyancing service by email, phone and via our case management app, 7 days a week:
- Cheapest Brough conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
- DDI and email address for your conveyancer
- Award-winning technology to track your case
- Instant progress updates by your preferred contact method (including SMS, phone and email)
Updated: October 12, 2018
Brough conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Brough
Conveyancing solicitor fees are the amounts you pay your Brough conveyancing solicitor for the legal work involved in moving home.
Are Brough conveyancing fees and costs fixed?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Brough who offer services on a cost per hour basis. Your quote will set out what you will be charged when your sale or purchase completes.
Are there any other costs?
In addition to the legal fees you will also have to pay for 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as office copies or Stamp Duty Land Tax (SDLT).
How much will the total conveyancing fees in Brough cost?
Although conveyancing fees in Brough will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, Local Authority Search fees can vary and specific extra searches, such as a historic mining search, may be necessary.
There are no hidden costs or nasty surprises with Quittance Conveyancing. For standard conveyancing transactions, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Brough
When carrying out the conveyancing for a home purchase, the Brough conveyancing solicitor will look into the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.
The buyer's property lawyer will offer professional advice once their enquiries are complete, deal with any legal issues and make sure that the title is registered in the name of the new buyer.
This section of the article examines the property types that may be of concern to buyers who need conveyancing solicitors in Brough.
- Conveyancing solicitors in Barrow In Furness
- Conveyancing solicitors in Carlisle
- Conveyancing solicitors in Kendal
- Conveyancing solicitors in Whitehaven
- Conveyancing solicitors in Cumbria
Your Brough conveyancing solicitor must be lender-approved
Before appointing a conveyancing solicitor in Brough, it is critical that you make sure that they can act on behalf of your mortgage lender, whether you are taking out a mortgage from Precise Mortgages, TSB or any other lender.
Most mortgage lenders only accept a restricted panel of firms. If a conveyancer is unable to act for your mortgage lender, the lender will need an alternative firm to complete the legal work.
The buyer will then have to cover this substitute solicitor's fees, and the conveyancing process can take much longer.
Quittance Conveyancing are approved to 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
Residential Property Searches (Eden District Council)
Residential property searches will be applied for by Brough conveyancing solicitors to unearth any broader issues that could possibly have an impact on how much the property you intend to buy is worth. They include:
- Local Authority (LA) search - includes a list of planning decisions that could affect the property
- Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
- Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
- Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.
Further searches, such as a highways search or an agricultural search, may also be recommended in the standard searches.
Eden District Council has an approximate processing time of 13 weeks for searches. Your lawyer could instead use faster personal searches.
The conveyancing solicitor acting for the buyer will obtain office copies from HMLR. This will help to reveal any potential issues. Examples of these include restrictive covenants governing the use of the property or a difference between the agent's floorplan and the title plan.
Eden District Council Council Tax
Council tax is calculated by Eden District Council on property value and the number of people living in the property. For instance for an average Band E home in Brough, the council tax due would be £2,207 per year.
A conveyancing solicitor in Brough will inform a purchaser 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 £1,656.
Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the property is a 'granny annexe'. Newer property is assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.
|Band||Eden 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 Brough properties
Submitting the SDLT1 form to HM Revenue & Customs is difficult and time consuming. The majority of buyers get their property lawyer to do it for them.If you are buying a property that costs over £125,000, then you will have to pay stamp duty to HMRC.
With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
This table sets out stamp duty for property in Brough:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£315,789||£5,789.45|
|Average new build||£252,861||£2,643.05|
Stamp duty relief for first-time buyers in Brough
Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with relief up to £500,000 in some areas. Following a change in April 2016, a surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Brough for the average price of £226,391 the SDLT would be £11,319.55.
Brough conveyancing solicitors will confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Brough
It is not recommended to buy a leasehold property if you are unaware of the facts. There are many legal issues that may be lying in wait for the unsuspecting purchaser, including:
- spiralling ground rents
- overpriced managing agent packs
- leases with fewer than 80 years to run
If you intend to purchase a leasehold home, a good conveyancing solicitor in Brough will consider potential leasehold issues, for example :
- reviewing the lease itself
- service charges
- absent freeholders
- proposed major works (Section 20 notices)
Ensure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitors.
Buying a 'New Build' property in Brough?
5 brand new properties have been bought in Brough in 2018 so far, according to local information gathered by the Land Registry. The average sale price of Brough new build homes is £263,795.
A new-build conveyancing solicitor in Brough must be familiar with regional considerations and new build's added complexities, like checking new build mortgage procedures are followed and ensuring compliance with planning regulations.
Our award-winning new build conveyancing team are specialists in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.
Cumbria Conservation areas
Whether you are purchasing a period cottage or an Edwardian house, if the home is in a designated conservation area, any planned alterations to the home might not be accepted by Eden District Council.
Called Article 4 directions, these conditions 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)
The local authority can order any non-compliant alterations to a property to be changed or removed.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Brough.
Conveyancing - Selling a property in Brough
Conveyancing for a sale of a home is much simpler than for a property purchase. With a property purchase, the principle of 'buyer beware' means that the onus is on the buyer to satisfy themselves that the property they are purchasing is mortgageable and free from legal issues.
On the other side of the transaction, conveyancing solicitors in Brough acting for the vendor just answer the purchaser's enquiries.
What could go wrong?
A property will often come with numerous challenges (such as excessive ground rent) that have the capacity to protract or even derail the conveyancing process.
It is better not to hide from the issue in the hope that any issues won't be spotted. Instead, get advice and work to resolve it as early as possible.
- Subsidence? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold property is a great deal more technical in comparison with a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Brough will usually undertake extra work, and this could include getting the latest service charge and ground rent statement, through to a copy of the building's asbestos survey (if required).
Given the complexities of leasehold property, it is highly recommended that you instruct a leasehold-specialist lawyer as soon as possible.
Can your conveyancing solicitors act for both the buyer and the seller in a single transaction?
A CLC-regulated conveyancer can act for both sides. However, SRA rules restrict a single conveyancing solicitor from acting on both sides in a house sale and purchase.
If you are buying or selling a Brough home, and a Quittance conveyancing solicitor is acting for the other side, you could contact a local Brough conveyancing solicitor firm to handle your legal work.0
Conveyancing - Remortgaging a property in Brough
The most common reason homeowners remortgage their home is to get a more affordable interest rate. There are also a number of other reasons to think about remortgaging, including wanting to overpay when the lender refuses, or releasing capital.
You can appreciate the benefits of a lower rate faster by using a more efficient conveyancing solicitor in Brough. They will work to shorten the processing time of the legal work. With the future of interest rates unclear, fast conveyancing can play a key role in securing your preferred rate.
The property lawyer handling the remortgage needs to be able to act for your new mortgage lender. Our conveyancers are on the panel for all major UK lenders, so whether you are moving to a lifetime tracker mortgage with the Co-operative Bank or to a fixed-rate mortgage with the Monmouthshire Building Society, we 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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