Award-winning No Move, No Fee conveyancing for Bushey home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our award-winning no sale, no fee property lawyers help property buyers and sellers looking for conveyancing solicitors in Bushey and across Hertfordshire.
With guaranteed fixed conveyancing fees and a commitment to better communication between all parties, our team understand how to make your home move less stressful.
In the event that your move does not complete our no move no fee service means you won't incur any conveyancing solicitors' legal fees.
Bushey's most communicative conveyancing service
According to a survey of 220,000 home movers commissioned by Modern Law Magazine, nearly 1/4 of conveyancing complaints resulted from poor communication.
The service level directives of both the Conveyancing Quality Scheme (CQS) and the Council for Licensed Conveyancers are focused on conveyancing solicitor communication.
Despite attempts by the SRA and the Council for Licensed Conveyancers to address the issue, poor communication remains one of the top 5 reasons complaints are made to the Ombudsman.
Quittance Conveyancing's Bushey conveyancing solicitors offer an exceptional conveyancing service. We deliver to buyers and sellers an informative and proactive legal service by email, phone and via our case management app, 7 days a week:
- Best Bushey conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Your dedicated lawyer's direct line and contact details
- Regular case updates by your chosen method (including SMS, phone and email)
- State of the art online case tracking system
Updated: October 12, 2018
Bushey conveyancing solicitor fees
No Move, No Fee conveyancing in Bushey
Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Bushey for the legal work associated with moving home.
Are Bushey conveyancing fees and costs fixed?
We work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Bushey who work on a fees per hour basis. Your conveyancing quote will set out all fees and other costs you will be charged when your sale or purchase goes through.
Besides conveyancing fees, what other costs are there?
You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like leasehold information packs or HMLR fees.
How much will the total Bushey solicitor conveyancing fees be?
While conveyancing fees in Bushey will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, additional region-specific searches, such as a historic mining search, may be needed and Local Authority Search fees can vary.
With Quittance, there are absolutely no hidden fees. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Bushey
The legal work for the purchase of a house or flat will require a Bushey conveyancing solicitor to consider a wide range of issues. Examples of such factors are local planning restrictions and problems affecting the mortgageability (e.g. structural defects).
The buyer's property lawyer will report their findings back to the buyer, find solutions to outstanding defects and other issues and ensure that the full legal ownership is transferred.
The content below sets out advice to assist buyers looking for conveyancing solicitors in Bushey.
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Your Bushey conveyancing solicitor must be lender-approved
There are many lenders, from a large lender such as Tesco Bank, to a niche mortgage lender like the Darlington Building Society. Before selecting a Bushey conveyancing solicitor, you need to check that they can act for your mortgage lender.
Your conveyancer may be unable to act for your mortgage lender, because some lenders will only accept a selected list (known as a 'lender panel') of law firms that meet strict criteria.
If this is the case, the lender will require an alternative law firm to complete the legal work, and you will then have to cover this second solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.
Our conveyancing 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
Hertsmere Borough Council searches and other searches
Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by Bushey conveyancing solicitors to give details about your new home. They include:
|Local Authority (LA) search||covers the details of planning applications, decisions and the enforcement of breaches or violations.|
|Drainage & Water search||identifies whether the owner or local authority must pay for the maintenance of water mains and sewers|
|Environmental search||exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"|
|Chancel repair liability||insurance is arranged to protect the buyer against any liability for local parish church repairs.|
You will be told if your chosen lender requires any more searches, for example a tin mining search or a more detailed environmental report.
Hertsmere Borough Council has an approximate delivery time of 10 weeks for Residential property searches. Faster personal searches (as opposed to official LA searches) will therefore be recommended.
Checking planning permission status
Official Entries will also be obtained from the Land Registry by your conveyancing solicitor, assisting with the identification of potential planning issues, such as right of access issues or a difference between the agent's floorplan and the title plan.
Hertsmere Borough Council Council Tax
As a homeowner in Bushey, 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. For example, the occupier of a Band E home in the Hertsmere Borough Council area would pay annual council tax of £2,061.
Conveyancing solicitors in Bushey will inform a purchaser of the property's 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 £1,546.
Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or for spouses of students who are not British.
|Band||Hertsmere Borough Council Tax (2018)|
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 0 saw a subsequent reduction. To appeal contact:
Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
Stamp Duty on Bushey properties
If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable. Stamp duty is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.
Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.
See table below for Stamp Duty Land Tax examples for properties in Bushey:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£857,255||£32,862.75|
|Average new build||£616,698||£20,834.90|
Stamp duty relief for first-time buyers in Bushey
Since November 2017, first-time buyers only need to pay stamp duty on homes valued over £300k.
Bushey conveyancing solicitors will confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Bushey
The potential pitfalls of buying a leasehold house or flat in the UK are generally well known. The many potential complications lying in wait for the unsuspecting purchaser include:
- overpriced managing agent packs
- absent freeholders
- marriage value issues
- ground rent multipliers
A expert conveyancing solicitor in Bushey will consider potential leasehold issues, such as annual statements of account and budgets for service charges, reserve funds and dealing with freeholders and managing agents.
Our leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Bushey?
The average purchase price of Bushey new build properties is £616,698, according to local information gathered by the Land Registry. 91 new builds were purchased in Bushey last year.
The legal work for purchasing a new build property can be more complex than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Bushey should be aware of local issues and needs to check numerous things, such as squaring developer incentives with lenders and spotting incomplete agreements for roads and sewers.
Our team of new build conveyancers deliver an expert appraisal of the property's legal status, whilst being mindful of concerns like the home's future mortgageability and an assessment of other risks, such as future local development.
Hertfordshire Conservation areas
Your conveyancing solicitor will confirm whether the property you are planning to buy is in a conservation area in Bushey. If it is, the property will be affected by certain conditions. Referred to as Article 4 directions, these building controls can include restrictions on replacing windows, restrictions on extensions normally within Permitted Development rights or restrictions on the use of cladding.
The local council can order any non-compliant alterations to a property to be changed or removed.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bushey's conservation areas.
Conveyancing - Selling a property in Bushey
Conveyancing for a sale of a home usually requires less work than for a purchase. With a purchase, the onus lies entirely with the buyer to satisfy themselves that the legal title of the property is legally sound.
Conversely, with a sale, conveyancing solicitors in Bushey acting for the seller effectively just answer questions set by the buyer's conveyancing solicitor.
Factors that could delay or endanger your sale
A home can be burdened by numerous complex issues (such as excessive ground rent) that have the capacity to prolong a sale for weeks.
It is almost always recommended for vendors to address these issues immediately.
- Boundary disputes - what to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
Read more sale conveyancing articles here.
Leasehold conveyancing for a sale
Conveyancing for a leasehold flat is much more protracted than it is for a freehold home.
Bushey conveyancing solicitors will also need to carry out additional work, such as getting the managing agent pack, through to details of historical insurance claims.
It is recommended that you instruct a conveyancer with leasehold experience as soon as the decision is made to sell to reduce delays.
Can your conveyancing solicitors act for both sides?
SRA rules restrict the same solicitor from acting on both sides in a house sale. However, conveyancers who are regulated by the CLC, can act for both the buyer and the seller.
You may want to instruct a property solicitor firm in Bushey to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.
Local Bushey conveyancing solicitor directory
- Graham White & Co, 94 High Street, Bushey, Hertfordshire, WD23 3HD
- J S Lane & Co In Assoc With Russell Hobson & Co, The Red House, High Street, Bushey, Hertfordshire, WD23 3HE
- BSG Solicitors LLP, Prestige House, 16 Melbourne Road, Bushey, Hertfordshire, WD23 3LN
- Philip Ross & Co, Grosvenor House, 25-27 School Lane, Bushey, Hertfordshire, WD23 1SS
- Julian Bloom & Co, 151 Sparrows Herne, Bushey, Hertfordshire, WD23 1AQ
Conveyancing - Remortgaging a property in Bushey
Although people consider remortgaging for a range of reasons, people generally remortgage a home to save money with a lower rate.
A proactive conveyancing solicitor in Bushey will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With rate rises hard to predict, fast conveyancing can be a critical factor in securing the rate you want.
The property lawyer will act for both you and your new lender to ensure the lender's capital is protected.
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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