Updated: October 12, 2018

Burnham On Crouch conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Burnham On Crouch

Conveyancing solicitor fees are the charges you pay your Burnham On Crouch conveyancing solicitor for the legal work associated with buying or selling a property.

Are Burnham On Crouch conveyancing fees and costs fixed?

Some conveyancing solicitors in Burnham On Crouch offer services on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote explains exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax or managing agent information.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Burnham On Crouch cost?

Whilst conveyancing fees in Burnham On Crouch will be the same as anywhere else in the UK, the disbursements required can vary. As examples, Local Authority Search fees can vary and specific extra searches, e.g. a historic mining search, may be necessary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Burnham On Crouch

As a key part of the legal work for the purchase of a house or flat, the Burnham On Crouch conveyancing solicitor will look into the property's title and feed the results of their enquiries back to the buyer.

The buyer's solicitor will make recommendations after making their enquiries, offer pragmatic solutions and register the title in the new owner's name.

This section considers elements of the legal process for conveyancing solicitors in Burnham On Crouch needing specialist legal knowledge.

Your Burnham On Crouch conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche mortgage lender like the Skipton Building Society or a large lender such as NatWest, before you instruct a Burnham On Crouch conveyancing solicitor you must confirm that they are approved by your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies are only happy to work with a restricted list (called a 'lender panel') of firms.

In this case, the lender will likely need a different firm to complete the legal work, and you will be expected to pay this alternate lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Your property purchase could be put at risk by failing to check your conveyancing solicitor's lender panel status.

Our solicitors can act on behalf of all mortgage lenders.

Maldon District Council searches

Residential property searches are carried out by Burnham On Crouch conveyancing solicitors to unearth any pertinent information that could reduce how much your house or flat will be worth.

Banks and building societies almost always need property searches to be carried out. These include:

SearchDescription
Local Authority (LA) searchplanning and development details from Maldon District Council records
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be informed if your mortgage lender wants any further searches, such as an HS2 search or an agricultural search.

Maldon District Council has a typical lead time of 5 weeks for Residential property searches, so faster personal searches will be preferred.

Planning documents

Official Entries (or 'office copies') will also be obtained by the conveyancing solicitor acting for the purchaser, assisting with the identification of potential planning issues. Examples of these include the title plan showing only very general boundaries or limits on the development of the property.

Maldon District Council Council Tax

Council tax is calculated by Maldon District Council on property value and the number of people living in the property. E.g. for an average Band B residential property in Burnham On Crouch, the council tax would be £1,333 per year.

Burnham On Crouch conveyancing solicitors will inform the purchaser of the home's council tax band once 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 £1,000.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where the property is occupied solely by students.

Band Maldon District Council Tax (2018)
A £1,142
B £1,333
C £1,523
D £1,713
E £2,094
F £2,475
G £2,856
H £3,427

Is your new home in the wrong band?

The Valuation Office Agency (VOA) should reassess a property's band on request. To challenge your banding contact:

Valuation Office Agency
London House
New London Rd
Chelmsford
CM2 0QL
Essex

Stamp Duty on Burnham On Crouch properties

The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

If a house is purchased for £125k or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax.

Quittance Conveyancing's specialist post-completion team will ensure that the required SDLT1 form is completed and submitted to HMRC without delay.

See table below for Stamp Duty Land Tax examples for homes in Burnham On Crouch:

  Average sale price (2017) SDLT
Average price £330,609 £6,530.45
Average price (detached) £438,869 £11,943.45
Average new build £409,706 £10,485.30

Stamp duty relief for first-time buyers in Burnham On Crouch

In November 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300k. If you are buying a second home for more than £40,000 then you will have to pay a 3% surcharge. Therefore, if a homeowner in Burnham On Crouch bought a second home for the average price of £330,609 the SDLT would be £26,448.72.

Burnham On Crouch conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Burnham On Crouch

New build site

Over 100,000 UK property owners are trapped in property leases with unreasonable conditions. Numerous technical issues may be lying in wait for the unsuspecting buyer, including increasing ground rents, freeholds sold without first refusal to leaseholders and sinking fund issues.

Serious financial ramifications can result from an inexperienced property lawyer's inaccurate leasehold advice.

A expert conveyancing solicitor in Burnham On Crouch will address aspects of leasehold, including :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • service charges, ground rents and buildings insurance arrangements
  • dealing with freeholders
  • flats in the same block with disparity between their leases

Ensure that you are fully-informed regarding your decision to buy a leasehold property thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Burnham On Crouch?

House being built

17 new build properties were purchased in Burnham On Crouch last year, according to the HM Land Registry. The average purchase price of Burnham On Crouch new build homes is £409,706.

The legal work for acquiring a new build property is more involved than any other type of conveyancing. To avoid potential problems a Burnham On Crouch conveyancing solicitor needs to be aware of local Burnham On Crouch considerations and should check numerous things, like working to tight developer deadlines and verifying rights of easements.

With our new build team, you will get an impartial assessment of the legal title of the property, looking out for issues like unreasonable leasehold terms and exponential ground rent and service charges (where applicable).

Conservation areas in Essex

When acting for the buyer of a home in Burnham On Crouch, a conveyancing solicitor will need to confirm if the home is in one of Burnham On Crouch's conservation areas. If it is, the house is affected by restrictions. Called Article 4 directions, these restrictions could include a range of factors from restrictions on the display of advertisements, to restrictions on the addition of a porch.

If a property is in breach, you could be instructed (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Burnham On Crouch.

Conveyancing - Selling a property in Burnham On Crouch

The legal process for a property sale usually requires less work than when buying. When buying, the responsibility is solely on the buyer to satisfy themselves that the title of the property is not legally defective.

On the other hand, when selling, conveyancing solicitors in Burnham On Crouch acting for the seller only need to answer the purchaser's enquiries.

What could jeopardise the sale process?

A home will frequently have a broad spectrum of potential roadblocks (e.g. a dispute with a neighbour) that might draw out a purchase for weeks or even months.

Property experts will usually recommend to vendors that they handle these issues without delay.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold

Conveyancing for a leasehold flat (leasehold houses are rare) is a great deal more difficult than for a more straightforward freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Burnham On Crouch, which could include getting the latest service charge and ground rent statement or details of any deed of variation.

It is strongly advised that you instruct a leasehold-specialist conveyancer as early as possible to help contain and resolve any delays.

Can your conveyancing solicitors act for the buyer and the seller of the same property?

SRA regulations restrict the same conveyancing solicitor from acting on both sides in a property sale. However, CLC-regulated conveyancers, can act for both sides.

If you are buying or selling a house or flat in Burnham On Crouch, and one of our conveyancing solicitors is carrying out the legal work for the other side, you could instruct a property solicitor firm in Burnham On Crouch to carry out your legal work.

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Conveyancing - Remortgaging a property in Burnham On Crouch

The main reason people remortgage their home is to secure a preferential rate. There are a number of other reasons to consider remortgaging, such as switching from interest-only to repayment, or consolidating loan repayments.

You should be able to enjoy a better rate earlier by using a more proactive conveyancing solicitor in Burnham On Crouch. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting on to the rate you want.

In order to ensure that the lender's capital is protected, the property lawyer handling your remortgage will represent both you and the mortgage provider.

Gaynor Haliday, Legal researcher

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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