Award-winning No Move, No Fee conveyancing for Buckingham home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our expert property lawyers deliver a proactive no sale, no fee service to property sellers and purchasers looking for conveyancing solicitors in Buckingham.
With guaranteed fixed conveyancing fees and a commitment to proactive communication, Quittance know what will make the biggest difference to your move.
If, for any reason at all, your home move does not proceed our no move no fee service means you won't incur any conveyancing solicitors' legal fees at all.
Buckingham's most communicative conveyancing service
According to a survey of 220,000 home movers commissioned by Modern Law Magazine, 1/5 of conveyancing complaints related to poor communication.
The consumer service charters of both the Conveyancing Quality Scheme (CQS) and the Council for Licensed Conveyancers are particularly concerned with the problem of sub-standard conveyancing solicitor communication practices.
Despite attempts by regulators to address the issue, according to a survey carried out by OnePoll, over 1/5 of property deals do not complete successfully due to inefficient communication.
Our Buckingham conveyancing solicitors provide a first-rate property legal service. We deliver to homemovers an informative and proactive service using email, phone and via our case management app, 7 days a week:
- Best Buckingham conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
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- Direct contact details of your conveyancing lawyer
- Award-winning technology to track your case
- Instant progress updates by your preferred contact method (including SMS, phone and email)
Updated: October 12, 2018
Buckingham conveyancing solicitor fees
No Move, No Fee conveyancing in Buckingham
Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Buckingham for the legal work for a home sale or purchase.
Do Buckingham conveyancing solicitors work on a fixed fee basis?
We work on a guaranteed fixed conveyancing fee basis with no hidden fees, unlike some other conveyancing solicitors in Buckingham who carry out the legal work on an hourly rate. Your conveyancing quote explains all fees and disbursements you will need to pay when your house or flat sale completes.
Are there any other costs?
In addition to the legal fees you will also have to pay for 'disbursements'.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like office copies or bankruptcy checks.
How much will the total conveyancing fees in Buckingham cost?
Conveyancing fees in Buckingham should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and specific extra searches, e.g. a flood plain search, may be necessary.
There are no hidden fees or nasty surprises with Quittance. For a standard conveyancing transaction, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Buckingham
As a key part of the conveyancing for the purchase of a house or flat, the Buckingham conveyancing solicitor will carry out due diligence on the tenure and investigate the title of the property and make their "report on title".
The solicitor will give advice after making their enquiries, deal with any legal issues and ensure the title is transferred to the new owner.
The following examines elements of the legal process for conveyancing solicitors in Buckingham that necessitate specialist knowledge.
- Conveyancing solicitors in Brackley
- Conveyancing solicitors in Milton Keynes
- Conveyancing solicitors in Newport Pagnell
- Conveyancing solicitors in Towcester
- Conveyancing solicitors in Wycombe
- Conveyancing solicitors in Buckinghamshire
Your Buckingham conveyancing solicitor must be lender-approved
Homebuyers can select from a wide range of mortgage providers, from a less common mortgage lender like Secure Trust, to a large lender such as Lloyds Bank. Before you select a conveyancing solicitor in Buckingham, whoever you choose, it is critical that you make sure that they can act for your lender.
Most banks and building societies will only work with a selected list (known as a 'lender panel') of legal firms. If your solicitor can't act for your lender, the lender will require an alternative firm to carry out the legal work.
You will then have to cover this alternative lawyer's costs and significant delays to your move could occur.
Quittance Conveyancing can act on behalf of all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Aylesbury Vale District Council searches
Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Buckingham conveyancing solicitors to identify issues affecting the home you want to buy. They include:
|Local Authority (LA) search||includes the LLC1 Local Land Charge Register and CON29 Enquiry Form|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||identifies whether the owner or local authority must pay for the maintenance of water mains and sewers|
|Chancel repair liability||insurance is arranged to protect the buyer against any liability for local parish church repairs.|
You will be notified if your chosen lender needs any further searches, for example a highways search or a more detailed plan search.
Aylesbury Vale District Council has an approximate lead time of 5 weeks for searches, so your lawyer will advise using faster personal searches.
Checking planning status
The conveyancing solicitor acting for the buyer also retrieves an Official Copy of the Title Register from HMLR, assisting with the identification of any issues. These issues could include that a restrictive covenant has been breached or a difference between the agent's floorplan and the title plan.
Aylesbury Vale District Council Council Tax
As a homeowner in Buckingham, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. E.g. for an average Band E property in Buckingham, the amount of council tax would be £2,171.
A conveyancing solicitor in Buckingham will inform the buyer of the home's council tax band once this is confirmed by the searches.
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 £1,628.
Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property was left empty by a bankrupt person. The Valuation Office Agency work out council tax bandings for newly-built homes, and where the owner has requested a revaluation.
|Band||Aylesbury Vale District Council Tax (2018)|
What to do if you suspect your new home is incorrectly valued
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, and 30 were approved and the tax was reduced. To challenge your banding contact:
Valuation Office Agency
59-77 Sheep St
Stamp Duty on Buckingham properties
Stamp duty is only applicable to homes where the purchase price exceeds £125,000. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management software to ensure that SDLT is paid immediately after completion.
The following table illustrates Stamp Duty Land Tax examples for typical properties in Buckingham:
|Average selling price (2017)||SDLT|
|Average price (detached)||£481,069||£14,053.45|
|Average new build||£438,280||£11,914.00|
Stamp duty relief for first-time buyers in Buckingham
Since 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k. Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the home is not let out. So if a second property was bought for £360,755 then the SDLT total will be £28,860.40.
Buckingham conveyancing solicitors will confirm the right amount is calculated.
Buying a flat? Leasehold conveyancing in Buckingham
The pitfalls associated with purchasing a leasehold house or flat in the UK are well established. The many potential traps awaiting an uninformed purchaser could include reversionary interests, undisclosed major works and increasing ground rents.
A specialist conveyancing solicitor in Buckingham will address aspects of leasehold, e.g. flats with varying lease terms, service charges and whether they have been collected and reviewing the lease itself (many leases are decades old).
Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Buckingham?
The average sale price of Buckingham new build homes is £172,450, according to data gathered by Her Majesty's Land Registry. 1 newly-constructed homes have been bought in Buckingham in 2018 so far.
A new-build conveyancing solicitor in Buckingham will need to be familiar with Buckingham-specific issues and new build-specific issues, including negotiating new build contracts, dealing with lender conditions and working with warranty providers, including NHBC Buildmark, Build Zone and Capital Warranties.
Our award-winning conveyancing team specialise in helping the buyer get the best possible purchase terms and working to tight developer deadlines.
Buckinghamshire Conservation areas
Whether you are going to buy a period coach house or a Victorian terraced house, if the property is in an officially designated conservation area, your plans to develop the property might not be permitted by Aylesbury Vale District Council.
These building controls may include anything from restrictions on joinery colour choices, to restrictions on painting external walls.
The local authority can order any non-compliant alterations to a property to be changed or removed.
Parts of Buckingham lie within a Aylesbury Vale LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Buckingham's conservation areas.
Conveyancing - Selling a property in Buckingham
Conveyancing for a house sale usually requires less work than when purchasing. When buying, the principle of 'buyer beware' means that the onus lies with the purchaser to validate that the home they are buying is legally sound and meets their mortgage lender's criteria.
In contrast, for a sale, conveyancing solicitors in Buckingham acting for the person selling effectively just answer the buyer's questions.
Factors that could delay or endanger your sale
Frequently occurring issues, such as a problematic solar panel lease or having a flying freehold, can threaten your home move.
It is generally recommended for vendors to handle these issues as soon as they come to light.
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a leasehold flat? What to do before going on the market
- Dispute with a freeholder? What to do before selling your home
Read more conveyancing advice for sellers.
Selling a leasehold property
Conveyancing for a leasehold property is significantly more difficult than for a more straightforward freehold house.
The complexities of leasehold mean conveyancing solicitors in Buckingham will usually undertake additional work, for example collating an up-to-date service charge statement or any details of any ongoing enfranchisement process.
It is highly recommended that the vendor contacts a leasehold-specialist lawyer as soon as possible, and preferably before marketing the property, to speed up the handling of the legal work.
What if Quittance conveyancers are acting for the other side?
SRA regulations prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both the buyer and the seller.
You could contact a law firm in Buckingham to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.
Local Buckingham conveyancing solicitor directory
- Gilroy Steel Solicitors Limited, 3 High Street, Buckingham, Buckinghamshire, MK18 1NT
- Archdeacon Russell & Co, Hampden House, 24a West Street, Buckingham, Buckinghamshire, MK18 1HE
- Chandler Ray Limited, 22 West Street, Buckingham, Buckinghamshire, MK18 1HG
- Lorimers, 25-26 West Street, Buckingham, Buckinghamshire, MK18 1HF
- Spratt Endicott Limited, The Old Town Hall, Market Square, Buckingham, Buckinghamshire, MK18 1NJ
Conveyancing - Remortgaging a property in Buckingham
Securing a lower interest rate is primarily why homeowners remortgage. There are other reasons, for example moving to an offset mortgage, or consolidating debts.
You can enjoy the benefits of a better rate earlier by using a more efficient conveyancing solicitor in Buckingham. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.
The property lawyer conducting the legal work must also be able to act on behalf of your new mortgage lender. Our conveyancers are panel members of all major banks and building societies, so whether you are switching to a variable-rate with Santander or to a fixed-rate mortgage with the Harpenden Building Society, our remortgage team 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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