Award-winning No Move, No Fee conveyancing for Calne home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance's property lawyers deliver an award-winning No Sale, No Fee service to property sellers and buyers looking for conveyancing solicitors in Calne and throughout Wiltshire.
We offer guaranteed fixed conveyancing fees, and because we are committed to better communication between all parties, you will never be uninformed about the legal side of your move.
In the event that your sale or purchase does not complete our no move no fee service means you won't incur any conveyancing solicitors' legal fees.
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Calne's most communicative conveyancing service
Inadequate communication from the conveyancing firm can only add yet more stress to your move.
The service level directives of both the Conveyancing Quality Scheme (CQS) and the Council for Licensed Conveyancers are particularly focused on improving conveyancing solicitor communication.
In spite of this, a survey carried out by the Conveyancing Association, revealed around a quarter of transactions never complete as the result of delays caused by inadequate communication.
Keeping you in the loop
Our Calne conveyancing solicitors aim to provide you with an informative and proactive conveyancing service by email, phone and online, every day of the week:
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- We are open weekends - Saturday (9am-1pm)
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Updated: October 12, 2018
Calne conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Calne
Conveyancing solicitor fees will be paid your Calne conveyancing solicitor for handling the legal work for your move.
Do Calne conveyancing solicitors work on a fixed fee basis?
Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden costs, unlike some other conveyancing solicitors in Calne who will work on an hourly-rate basis. Your conveyancing quote will set out all fees and other costs you will be charged when your sale or purchase goes through.
Are there any other costs?
In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf, such as Stamp Duty or identity verification checks.
How much will conveyancing in Calne cost in total?
Though conveyancing fees in Calne will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a commons registration search, may be needed.
With Quittance, there are absolutely no hidden fees. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Calne
A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.
It is, however, still the duty of the Calne conveyancing solicitor to investigate the property, so that they can make their "report on title", find solutions to outstanding defects and other issues and ensure that the full legal ownership is transferred.
This section examines those types of property which may involve additional risk for buyers looking for conveyancing solicitors in Calne.
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Your Calne conveyancing solicitor must be lender-approved
Before instructing a Calne conveyancing solicitor, it is very important that you make sure that they are on the approved solicitor panel of your mortgage lender, whether you are taking out a mortgage from TSB, Godiva Mortgages or any other lender.
Your lawyer may be unable to act for your mortgage lender, because some lenders are only prepared to work with a restricted list (called a 'lender panel') of law firms that meet strict selection criteria.
Should this be the case, the lender will probably require a different legal firm to act in their interests, and you will be expected to pay this alternate lawyer's fees. This can mean the process takes much longer.
Our solicitors can carry out the legal work for all major and minor banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Wiltshire Council)
Searches are carried out by Calne conveyancing solicitors to help spot any broader issues that might potentially have an impact on how much the property you are buying is worth.
Searches are carried out primarily to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
You will be told if your mortgage lender wants any additional searches, for example an HS2 search or an agricultural search.
The estimated turnaround time for Residential property searches delivered by Wiltshire Council is 16 weeks, so your solicitor will instead apply for quicker personal searches.
Official Entries will also be sourced from HMLR by the conveyancing solicitor acting for the homebuyer. This helps to find any potential issues, for example the title plan showing only very general boundaries or that a restrictive covenant has been breached.
Wiltshire Council Council Tax
Council tax is calculated by Wiltshire Council on property value and the number of people living in the property. For instance the occupier of a Band E home in the Wiltshire Council area would pay annual council tax of £2,173.
A conveyancing solicitor in Calne will inform a purchaser of the property's tax band once they are themselves 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 (25%) would reduce the tax due to £1,630.
Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if the home is left unoccupied by a student.
|Band||Wiltshire Council Tax (2018)|
Does anyone ever challenge their valuation?
The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Stamp Duty on Calne properties
Doing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.A homebuyer will usually need to pay Stamp Duty Land Tax if the property they are purchasing is valued at over £125k.
Quittance Conveyancing's online case management system integrates with electronic filing gateway to ensure that the Stamp Duty Land Tax is paid quickly.
The following table illustrates stamp duty examples for average properties in Calne:
|Average selling price (2018 to date)||Stamp Duty|
|Average price (detached)||£400,888||£10,044.40|
|Average new build||£430,245||£11,512.25|
Stamp duty relief for first-time buyers in Calne
Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Calne for the average price of £274,832 the SDLT would be £21,986.56.
Conveyancing solicitors in Calne should ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in Calne
It can be costly to purchase a leasehold property without knowing what you are getting into. Numerous technical issues may be lying in wait for an uninformed buyer, including:
- restrictions on the use of the property
- ground rent multipliers
- unpaid service charges by the existing leaseholder
- freeholds sold without first refusal to leaseholders
If you intend to buy a property with a lease, a good conveyancing solicitor in Calne will address aspects of leasehold, such as reviewing the lease itself (some documents can be centuries old), absent freeholders and service charges and whether they have been collected.
Quittance Conveyancing's specialist leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.
Buying a 'New Build' property in Calne?
According to HM Land Registry data, the average value of Calne new build properties is £430,245. 4 new build homes have been bought in Calne in 2018 so far.
A new-build conveyancing solicitor in Calne must be well-versed in local factors and the complications associated with new build, including administering Help to Buy purchases, dealing with lender conditions and registering ownership with warranty providers, including NHBC, LABC and BLP.
Our highly qualified new build team are experts in helping the buyer get the best possible purchase terms and working to tight developer deadlines.
Conservation areas in Wiltshire
When acting for the buyer of a home in Calne, a conveyancing solicitor will need to check whether the property is in a conservation area in Calne. If it is, the house will be affected by certain building controls. Referred to as Article 4 directions, these building controls could include:
- Restrictions on door and window styles
- Restrictions preventing paving over the front garden
- A prohibition on extensions (even if within Permitted Development rights)
The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Calne's conservation areas.
Conveyancing - Selling a property in Calne
The legal process for a sale of a home is less demanding than when purchasing. The buyer's conveyancer carries out a full legal review into the property's title and other legal aspects, whilst conveyancing solicitors in Calne acting for the vendor effectively just answers the purchaser's enquiries.
What could jeopardise your sale?
A home can be burdened by legal issues (e.g. an issue with noisy neighbours) which could threaten the completion of a sale.
Don't ignore the issue as it is highly unlikely that the problems won't be picked up. The best course of action is to talk to a professional, square up to the issue(s), and find a solution ASAP.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- What to do if selling a home without planning permission
Read more helpful advice for sellers here.
Leasehold conveyancing for a sale
The legal work for a leasehold flat or house is much more technical in comparison with a freehold house.
Conveyancing solicitors in Calne will also carry out additional work, including requesting the latest service charge and ground rent statement, through to details of any slush fund for property maintenance.
So as to resolve any leasehold-related issues sooner, it is strongly advised that the seller instruct a property lawyer as early as possible.
What if Quittance conveyancers are acting for the other side?
Conveyancers regulated by the CLC can act for both sides. However, SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a house sale.
If you are buying or selling a property in Calne, and a Quittance conveyancing solicitor is doing the legal work for the other side, you may want to instruct a property solicitor firm in Calne to undertake your legal work.
Local Calne conveyancing solicitor directory
- Bevirs, 3 Market Hill, Calne, Wiltshire, SN11 0EG
- Goughs Lawyers LLP, The Strand, Calne, Wiltshire, SN11 0JU
Conveyancing - Remortgaging a property in Calne
Whilst there are many reasons to consider remortgaging, homeowners usually remortgage their home to save money with a lower rate.
Homeowners can appreciate the benefits of a lower rate faster by using a more proactive conveyancing solicitor in Calne. They will work to reduce the processing time of the conveyancing. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.
Your property lawyer must also be able to act on behalf of the new mortgage lender. Our conveyancing team are on all major lenders' panels, so no matter whether you are switching to a cashback mortgage with the Halifax or to a discounted-rate mortgage with the Leeds Building Society, we 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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