Award-winning No Move, No Fee conveyancing for Broxbourne home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying or selling a home and need conveyancing solicitors in Broxbourne, Quittance Conveyancing's no sale, no fee property lawyers can assist.
Quittance Conveyancing offer 100% fixed conveyancing fees, and you will always be kept in the loop about how your move is progressing, thanks to our focus on better communication between all parties.
Our no move no fee service means should your move not proceed, you won't incur any conveyancing solicitors' legal fees.
Broxbourne's most communicative conveyancing service
Poor solicitor communication is one of the most stressful aspects of the conveyancing process.
The Law Society's 'Conveyancing Quality Scheme' client service charter makes specific mention of improving conveyancing solicitor communication.
Even though conveyancing the SRA and the Council for Licensed Conveyancers are addressing the problem, according to a Conveyancing Association-commissioned survey, one quarter of conveyancing transactions do not complete successfully as the result of delays caused by inefficient communication.
Our Broxbourne conveyancing solicitors offer a market-leading conveyancing service. We deliver to homemovers a dedicated and proactive service by phone, email and via online case management, every day of the week:
- Cheapest Broxbourne conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Email address and direct line of your lawyer
- Award-winning technology to track your case
- Stay in touch with the progress of your case by smartphone, tablet and PC
Updated: October 12, 2018
Broxbourne conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Broxbourne
Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Broxbourne for carrying out the legal work for a property transaction.
Are Broxbourne conveyancing fees and costs fixed?
Some conveyancing solicitors in Broxbourne work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. Our solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden fees. Your conveyancing quote will explain all fees and other costs you will be charged when your property transaction has completed.
Besides conveyancing fees, what other costs are there?
You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as office copies and title plans or Stamp Duty Land Tax (SDLT).
How much will the total conveyancing fees in Broxbourne cost?
Whilst conveyancing fees in Broxbourne will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as a flooding search, may be necessary.
For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Broxbourne
Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and it remains the duty of a buyer's legal representative to undertake due diligence on the property to be purchased.
The conveyancing solicitor in Broxbourne will give advice following their enquiries, deal with any legal issues and confirm that the legal title passes to the new owner.
The following section considers the property types which could be of concern to people searching for conveyancing solicitors in Broxbourne for a purchase.
- Conveyancing solicitors in Harlow
- Conveyancing solicitors in Hemel Hempstead
- Conveyancing solicitors in Hertford
- Conveyancing solicitors in Hoddesdon
- Conveyancing solicitors in Hertfordshire
Your Broxbourne conveyancing solicitor must be lender-approved
Whether your mortgage is with a less common lender like the Manchester Building Society or a large lender such as Britannia, before you appoint a conveyancing solicitor in Broxbourne you need to check that they can represent your chosen lender.
Your solicitor may be unable to act for your chosen lender, because some mortgage lenders will only accept a restricted group of solicitors or licensed conveyancers.
If this is the case, the lender will need an alternative solicitor firm to complete the legal work, and you will usually need to pay this alternate lawyer's costs. This can mean the process takes much longer.
Our solicitors 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
Broxbourne Council searches and other searches
Residential property searches are questions submitted to public bodies by Broxbourne conveyancing solicitors to provide information about your planned purchase.
Mortgage lenders will also require conveyancing searches to be applied for. Required searches will include:
- Local Authority search - includes a list of planning decisions that could affect the property
- Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
- Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
- Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.
More specialised searches, such as a highways authority search or an energy search, may also be advised depending on the contents of the standard searches.
The typical processing time for LA searches ordered from Broxbourne Council is 8 weeks, so it will be worthwhile to use a quicker private search company.
Finding planning permissions
The buyer's conveyancing solicitor will apply for an 'Official Copy of the Title Register' from the Land Registry. This will help to expose planning issues, for example the title plan showing only very general boundaries or neighbours' rights of access.
Broxbourne Council Council Tax
The amount of council tax a homeowner in Broxbourne will pay to Broxbourne Council will depend on the property's value and the number of residents. For example, a property in the Broxbourne Council area in Valuation Band B would pay £1,254 per annum.
Broxbourne conveyancing solicitors will inform the buyer of the property's band as soon as they are notified.
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 reduces the tax due to 75% which would equal £941.
Other discounts and exemptions could also apply, for example a 10% discount for second homes or if the property is a 'granny annexe'. New build property is assessed by the Valuation Office Agency and allocated a banding.
|Band||Broxbourne Council Tax (2018)|
Are you about you buy a home in the wrong council tax band?
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. To challenge your banding contact:
Valuation Office Agency
305 Chase Rd
Stamp Duty on Broxbourne properties
Stamp duty is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125,000. Given the complexity of the SDLT1 tax return form, only the initiated would attempt to complete and file this with HMRC without a conveyancing solicitor's help.
Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.
The following table illustrates SDLT examples for properties in Broxbourne:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£643,608||£22,180.40|
|Average new build||£397,174||£9,858.70|
Stamp duty relief for first-time buyers in Broxbourne
As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following the autumn statement, second home buyers have had to pay a surcharge of 3%. For example, if an existing homeowner bought a second property in Broxbourne for the average price of £374,945 the stamp duty would be £29,995.60.
Broxbourne conveyancing solicitors will ensure their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Broxbourne
The possible drawbacks of purchasing a leasehold property should be a source of anxiety for leasehold property purchasers. There are any number of potential traps that may be lying in wait for an uninformed purchaser, including:
- overpriced managing agent packs
- reversionary interests
- onerous covenants
- unreasonable ground rents
A expert conveyancing solicitor in Broxbourne will address aspects of leasehold, e.g. :
- reviewing the lease
- dealing with landlords
- service charges for relevant date periods
- the implications of the remaining length of the lease
Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Broxbourne?
According to data sourced by the Land Registry, the average cost of new build properties in Broxbourne is £513,332. 3 brand new homes have been bought in Broxbourne in 2018 so far.
A new-build conveyancing solicitor in Broxbourne must be familiar with both local Broxbourne factors as well as the complications associated with new build, including ensuring compliance with planning regulations and checking new build mortgage procedures are followed.
Our expert new build team provide an expert appraisal of the legal title of the property, scrutinising contract concerns like onerous leasehold conditions and sharply increasing ground rent and service charges (where applicable).
Hertfordshire Conservation areas
If you are buying a property in a conservation area in Broxbourne, the property will need to meet any conservation area conditions. These constraints, referred to as Article 4 Directions, can include a wide range of constraints from restrictions preventing paving over the front garden, to restrictions affecting frontal additions to the property such as a porch.
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.
Parts of Broxbourne are within a conservation area governed by the Broxbourne local planning authority (LPA). Conservation areas in Broxbourne include New River, Wentworth Cottages and Wormley. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Broxbourne's conservation areas.
Conveyancing - Selling a property in Broxbourne
The legal side of a sale of a home is less difficult than when purchasing. When buying, the onus is solely on the buyer to establish that the house or flat is mortgageable and free from legal issues.
Conversely, with a sale, conveyancing solicitors in Broxbourne acting for the vendor for the most part just answer any enquiries made by the buyer's solicitor.
What measures can you take to give yourself the best chances of success?
Frequently occurring issues, such as a problematic solar panel lease or being in an area threatened by local development, can easily jeopardise a transaction if left unresolved.
Property specialists will generally suggest that sellers tackle any such problems head on.
- Japanese Knotweed? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a neighbour? What to do before selling your home
Read more sale conveyancing articles here.
Conveyancing for a leasehold property is significantly more time-consuming than for a freehold property.
Broxbourne conveyancing solicitors will also perform extra work, which could include contacting the landlord for a complete pack of managing agent information, through to ascertaining if a license to assign is required.
It is highly recommended that the seller instruct a lawyer as soon as possible, and preferably before marketing the property, to reduce the impact of any leasehold-caused problems.
Can your conveyancing solicitors act for both parties?
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 house sale.
If you are buying or selling a property in Broxbourne, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you could instruct a property solicitor firm in Broxbourne to carry out your legal work.
Local Broxbourne conveyancing solicitor directory
- Braddon & Snow Limited, 1-2 North Park House, The Precinct, High Road, Broxbourne, Hertfordshire, EN10 7HY
Conveyancing - Remortgaging a property in Broxbourne
People remortgage their home for all sorts of reasons, such as getting on to a new fixed-rate deal, or releasing capital to pay off other debts. The main reason, however, is to secure a lower interest rate.
A proactive conveyancing solicitor in Broxbourne can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a key consideration when securing your preferred rate.
It is vitally important that the property lawyer handling your remortgage can act for your preferred mortgage provider. Our conveyancing team are on the panel for all major UK lenders. So no matter whether you are moving to a lifetime tracker mortgage with Santander or to a joint mortgage with the Leeds 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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