Award-winning No Move, No Fee conveyancing for Buxton home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We offer 100% fixed conveyancing fees, and because we prioritise better communication, you will always be up to speed regarding how your move is progressing.
If you are buying, selling or remortgaging a home and need conveyancing solicitors in Buxton, our award-winning no sale - no fee property lawyers are here to help.
Our no move no fee guarantee means should your move not proceed, even if you decide to pull out, you won't have to pay any conveyancing solicitors' fees.
Buxton's most communicative conveyancing service
Lack of solicitor firm communication is one of the most stressful parts of the home buying and selling process.
The official regulators of Buxton conveyancing solicitors are concerned with improving communication, and the service quality standards of the Council for Licensed Conveyancers and the Law Society's 'Conveyancing Quality Scheme' make specific reference to the required standard of communication.
Nevertheless, a survey carried out by OnePoll, ascertained around 1/4 of property deals do not complete successfully due to delays caused by inefficient communication.
Our Buxton conveyancing solicitors provide an award-winning conveyancing service. We provide buyers and sellers with a proactive and informative service by phone, email and via online case management, 7 days a week:
- Cheapest Buxton conveyancing solicitor fees
- Direct line and email address for your lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
- Stay in control of your case via your preferred contact method (including SMS, phone and email)
- State of the art case handling technology
Updated: October 12, 2018
Buxton conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Buxton
Conveyancing solicitor fees will be paid conveyancing solicitors in Buxton for the legal work involved in moving home.
Do Buxton conveyancing solicitors work on a fixed fee basis?
Our solicitors work on a fixed No Move, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Buxton who work on a cost per hour basis. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase goes through.
Are there any other costs?
You must cover the cost of any 'disbursements', in addition to the legal fees.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like office copies or Land Registry fees.
How much will conveyancing in Buxton cost in total?
Whilst conveyancing fees in Buxton will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, council search fees will vary and additional region-specific searches, e.g. a commons registration search, may be needed.
With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard home sale or purchase, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Buxton
The legal work for a property buyer will need a Buxton conveyancing solicitor to consider a wide range of issues. Examples of such issues are problems with the property's title (e.g. adverse possession) and a short lease affecting the mortgageability of the home.
The solicitor will feed the results of their enquiries back to the purchaser, offer practical solutions and confirm that the legal title passes to the new owner.
This part of the article gives advice to assist people who want conveyancing solicitors in Buxton for a purchase.
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Your Buxton conveyancing solicitor must be lender-approved
Before selecting a Buxton conveyancing solicitor, you must confirm that they are on the approved solicitor panel of your mortgage lender, whether you are obtaining a mortgage from Ahli United Bank, Lloyds Bank or any other lender.
Most lenders only accept a select list (referred to as a 'panel') of law firms that meet strict criteria. If your conveyancer is unable to act for your mortgage lender, the lender will probably need a second legal firm to complete the legal work.
You will be expected to pay this substitute solicitor's fees and the conveyancing process could take much longer.
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
Conveyancing Searches (High Peak Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by Buxton conveyancing solicitors to help uncover relevant information about your new home.
Searches are firstly carried out to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
More specialised searches, such as a tin mining search or a disadvantaged area search, may also be advised subject to the outcome of the initial searches.
High Peak Borough Council has an approximate lead time of 7 weeks for Residential property searches, so it will be worth using a faster private search company.
The conveyancing solicitor acting for the buyer also retrieves the Title Register from HM Land Registry. This will help to expose any issues, such as errors on the title plan or neighbours' rights of access.
High Peak Borough Council Council Tax
Council tax is calculated by High Peak Borough Council on property value and the number of people living in the property. For instance for an average Tax Band E house in Buxton, the amount due would be £2,133.
Buxton conveyancing solicitors 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 reduces the tax due to 75% which would equal £1,600.
Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the home is left unoccupied by a student.
|Band||High Peak Borough Council Tax (2018)|
Can I challenge my council tax band?
From April 2016 to March 2017, 10 council tax challenges were made. 0 were upheld and refunds awarded. To challenge your banding contact:
Valuation Office Agency
Old Hall St
Stamp Duty on Buxton properties
Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.If the purchase price of the home you intend to buy is over the £125,000 threshold, you must pay stamp duty.
Our post-completion conveyancing team use integrated case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.
See table below for stamp duty examples for properties in Buxton:
|Average sale price (2017)||SDLT|
|Average price (detached)||£332,836||£6,641.80|
|Average new build||£256,667||£2,833.35|
Stamp duty relief for first-time buyers in Buxton
For first-time buyers, stamp duty is only payable on purchases over £300k. Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. E.g. if a second home was bought for £211,839 then the SDLT including the surcharge would be £10,591.95. .
Conveyancing solicitors in Buxton will ensure the right amount is calculated.
Buying a flat? Leasehold conveyancing in Buxton
The potential pitfalls of owning a leasehold property should be a worry for leasehold property buyers. There are many legal issues that may be lying in wait for the unsuspecting purchaser, such as:
- overpriced managing agent packs
- unfair developer practices
- onerous covenants
- exponential ground rents
A specialist conveyancing solicitor in Buxton will investigate aspects of the leasehold purchase, such as :
- understanding regional and era-specific nuances of leases
- dealing with landlords
- service charges and whether they have been collected
- block management regulations that sit outside the lease
Make sure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Buxton?
According to data gathered by the Land Registry, 3 new builds were purchased in Buxton last year. The average value of a new build home in Buxton is £256,667.
A new-build conveyancing solicitor in Buxton will need to be aware of Buxton-specific issues and the complications associated with new build, like handling reservation fees and working to builders' exchange timelines.
Quittance Conveyancing deliver an independent view of the legal status of the property, with a close eye on issues ranging from unfair leasehold conditions to likely freehold acquisition traps.
Conservation areas in Derbyshire
Your conveyancing solicitor will need to check whether the property you are intending to buy is in one of Buxton's conservation areas. If it is, the home could be affected by specific restrictions. These constraints, called Article 4 Directions, could include restrictions on replacing windows, restrictions on the display of advertisements or restrictions on side or 2 storey extensions.
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Buxton.
Conveyancing - Selling a property in Buxton
The legal side of a sale of a house or flat is less difficult than for a purchase. When property changes hands, the obligation lies with the purchaser to determine whether the title of the property is mortgageable and is (or can be) registered at the Land Registry.
With a sale, conveyancing solicitors in Buxton acting for the seller only need to answer questions set by the buyer's conveyancing solicitor.
Factors that could delay or endanger the sale of your home
Hurdles, like not being connected to the main sewers, can actually frustrate the sale conveyancing process if they are ignored.
It is generally recommended for sellers to address any such problems immediately.
- Dispute with a neighbour? What to do before selling your home
- Dispute with a neighbour? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
Selling a leasehold property
The conveyancing process for a leasehold property is quite a lot more protracted than for a more straightforward freehold house.
Buxton conveyancing solicitors will also need to carry out additional work, which could include contacting the freeholder for a completed copy of the Leasehold Property Enquiry Form, through to a copy of the insurance policy schedule.
To accelerate the handling of the leasehold work, it is highly recommended that you contact a leasehold expert as soon as possible.
Can Quittance conveyancers act for both parties?
SRA regulations prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both parties.
If you are buying or selling a home in Buxton, and a Quittance conveyancer is carrying out the legal work for the other side, you can contact a property solicitor firm in Buxton to handle your legal work.0
Conveyancing - Remortgaging a property in Buxton
Whilst homeowners consider remortgaging for a range of reasons, people will generally remortgage a home simply to get a better rate.
You can appreciate the benefits of a better rate sooner with a more efficient conveyancing solicitor in Buxton. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can play a key role in getting on to the rate you want.
A property lawyer will act for both you and the mortgage provider, in order to confirm the parties' interests are 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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