Award-winning No Move, No Fee conveyancing for Camborne home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a property, and need conveyancing solicitors in Camborne, our award-winning No Sale, No Fee property lawyers can help.
Quittance offer 100% fixed conveyancing fees, and our commitment to proactive communication means you will always be up to speed regarding the legal side of your move.
In the event that your property sale or purchase does not complete our no sale no fee service means you won't incur any conveyancing solicitors' legal fees.
Camborne's most communicative conveyancing service
According to a Law Society survey, nearly 50% of the participants stated that poor communication delayed their sale or purchase.
The official regulators of Camborne property solicitors are particularly concerned with promoting proactive communication, and the service quality charters of the CLC and the Law Society's CQS make specific reference to communication standards.
Nonetheless according to a Conveyancing Association survey of 1,500 people, nearly half of homemovers felt that better communication would have accelerated their sale or purchase.
Quittance Conveyancing's team of Camborne conveyancing solicitors deliver a market-leading property legal service. We provide homemovers with a proactive and informative service using email, phone and via our case management app, 7 days a week:
- Best Camborne conveyancing solicitor fees
- Weekend opening - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Award-winning technology to track your case
- Regular progress notifications via SMS, phone and email
- DDI and email address for your conveyancer
Updated: October 12, 2018
Camborne conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Camborne
Conveyancing solicitor fees will be paid your Camborne conveyancing solicitor for the legal work for a home sale or purchase.
Are Camborne conveyancing fees and costs fixed?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Camborne who work on a fees per hour basis. Your conveyancing quote sets out what you will pay when your house or flat sale completes.
What are disbursements?
In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.
Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like Land Registry fees or identity verification checks.
How much will the total conveyancing fees in Camborne cost?
Camborne conveyancing fees will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, e.g. a commons registration search, may be necessary and Local Authority Search fees can vary.
With Quittance Conveyancing, there are no hidden costs or nasty surprises. For a standard home 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 Camborne
Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still carry out due diligence on a planned purchase.
A conveyancing solicitor in Camborne will give advice once their enquiries are complete, offer pragmatic solutions and ensure that the full legal ownership is transferred.
This part of the article examines the kinds of property which may involve extra hazards for homebuyers who need conveyancing solicitors in Camborne.
Your Camborne conveyancing solicitor must be lender-approved
There are many mortgage providers available to homebuyers, from a niche mortgage lender like GE Money Home Lending, to a large lender such as NatWest. Before appointing a conveyancing solicitor in Camborne, whoever you choose, it is vital that you check that they are approved by your mortgage lender.
Your lawyer may be unable to act for your mortgage lender, because some lenders will only accept a restricted group of firms that meet stringent criteria.
If this is the case, the lender will probably need an alternative law firm to complete the legal work, and you will usually need to pay this second solicitor's fees. This can push back the completion date of the purchase.
Our conveyancing solicitors 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
Property Searches (Cornwall Council)
Searches will be applied for by Camborne conveyancing solicitors to expose any pertinent information that could possibly undermine how much the property you intend to buy is worth.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
More specialised searches, such as a more detailed flood report or a commons registration search, may also be referred to in the initial search results.
The approximate turnaround time for Residential property searches provided by Cornwall Council is 8 weeks, so your lawyer will recommend using quicker personal searches.
Ensuring planning permission is in place
Official Entries (or 'office copies') will also be obtained from HMLR by the homebuyer's conveyancing solicitor. This will help to reveal any issues. These issues could include discrepancies with the filed plan or the breach of a restrictive covenant.
Cornwall Council Council Tax
The amount of council tax a homeowner in Camborne will pay to Cornwall Council will depend on the property's value and the number of residents. For instance for an average Band B house in Camborne, the amount of council tax due would be £1,378.
A conveyancing solicitor in Camborne will inform the buyer of the home's council tax band once they have the Local Authority search results.
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 £1,034.
Other discounts and exemptions may also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the home is left unoccupied by a student. The Valuation Office Agency (VOA) assign council tax bands for newly-constructed property, and where the owner has requested a revaluation.
|Band||Cornwall Council Tax (2018)|
What to do if you suspect your new home is incorrectly valuedContact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made. 60 were approved and the tax was reduced.
Stamp Duty on Camborne properties
Filling in the SDLT1 form yourself is is a complex undertaking and not for the wary.Stamp Duty Land Tax will almost always need to be paid if the property being purchased is valued at over £125,000.
Quittance will complete the SDLT1 form for you at the point your purchase completes.
This table sets out SDLT for typical property in Camborne:
|Average selling price (2017)||SDLT|
|Average price (detached)||£237,535||£2,250.70|
|Average new build||£161,606||£732.12|
Stamp duty relief for first-time buyers in Camborne
Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas. If you are buying a second home for in excess of £40,000 then you will have to pay an SDLT surcharge of 3%. E.g. if a second home was bought for £174,137 then the SDLT including the surcharge would be £8,706.85. .
Conveyancing solicitors in Camborne should confirm an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Camborne
It is thought that over 100,000 homeowners in the UK have property leases with unreasonable lease conditions. Exponential ground rents, restrictions on the use of the property and excessive freehold premiums are but a few of the many traps awaiting the unsuspecting buyer.
If you intend to purchase a house or flat with a lease, a expert conveyancing solicitor in Camborne will consider possible leasehold issues, e.g. any recent demands for service charges and ground rent, share of freehold complexity and dealing with freeholders.
Make sure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitor team.
Buying a 'New Build' property in Camborne?
According to HM Land Registry data, the average value of new build homes in Camborne is £177,250. 5 brand new homes have been bought in Camborne in 2018 so far.
The legal work for buying a new build is more complex than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Camborne must be conscious of both region-specific factors and also must check numerous things, including working to tight developer deadlines and checking that any contracts allow for future 'common parts' maintenance.
Our conveyancing team specialise in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.
Cornwall Conservation areas
Whether you are buying a period country house or a Tudor home, if the house is in an officially designated conservation area, your plans to alter the house may not be accepted by Cornwall Council.
Called Article 4 directions, these conditions could include restrictions on VELUX windows, restrictions on the addition of flues and soil vent pipes or limitations on new outbuildings.
The local authority can order any non-compliant alterations to a property to be changed or removed.
Your conveyancing solicitor will address whether your planned purchase is located one of Camborne's conservation areas.
Conveyancing - Selling a property in Camborne
The legal process for a property sale is much simpler than for a purchase. With a property purchase, the principle of 'buyer beware' means that the onus lies entirely with the buyer to verify that the house or flat is legally sound.
On the other hand, when selling, conveyancing solicitors in Camborne acting for the person selling only need to answer the buyer's solicitor's formal enquiries.
Factors that could delay or endanger the sale of your property
Obstacles, like issues with neighbours' rights over the property or missing planning permission, have the potential to delay a sale.
It is generally a good idea that sellers face such issues head on and fix them.
- Selling a Green Deal property? What you need to know
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
Read more helpful advice for sellers here.
The conveyancing process for a leasehold flat (leasehold houses are uncommon) is much more involved than it is for a freehold home.
The complexities of leasehold mean conveyancing solicitors in Camborne must carry out additional work, such as getting all relevant freeholder information, through to the minutes of the last AGM (if there is a management company).
In order to resolve any leasehold difficulties faster, it is highly recommended that you instruct a lawyer as soon as possible.
Can Quittance conveyancers act for the buyer and the vendor of the same house?
A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a property sale.
You may want to instruct a property solicitor firm in Camborne to carry out your legal work, if a Quittance solicitor is carrying out the legal work for the other side.
Local Camborne conveyancing solicitor directory
- Alister Pilling, 45 Cross Street, Camborne, Cornwall, TR14 8ET
- Nalders LLP, 6 Chapel Street, Camborne, Cornwall, TR14 8EG
- Walters & Barbary LLP, Basset Chambers, 18 Basset Road, Camborne, Cornwall, TR14 8SG
- Waller and Hart Solicitors Limited, Hazelberry, 29 Basset Road, Camborne, Cornwall, TR14 8SH
- Db Law, Camborne Business Centre, College Street, Camborne, Cornwall, TR14 7DD
Conveyancing - Remortgaging a property in Camborne
Saving money on a better rate is usually why people change lenders. There are other reasons, for example funding a one-off purchase, or wanting to overpay when the lender refuses.
Homeowners can appreciate the benefits of a lower rate sooner with a more efficient conveyancing solicitor in Camborne, shortening the time the conveyancing takes. With the future of interest rates unclear, fast conveyancing can be a key consideration when securing your preferred rate.
A property lawyer will act for both you and your new bank or building society to confirm the interests of the lender 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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