Updated: October 12, 2018

Cheshunt conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cheshunt

Conveyancing solicitor fees are paid to conveyancing solicitors in Cheshunt for handling the legal work for your move.

Are Cheshunt conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in Cheshunt who work on a cost per hour basis. Your quote will set out exactly what you will be charged when your property transaction has completed.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as managing agent information or Stamp Duty Land Tax.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Cheshunt cost?

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

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Cheshunt

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes.

It is, however, still the duty of a conveyancing solicitor in Cheshunt to investigate the property, so that they can make their "report on title", assist in resolving any issues and ensure the title is transferred to the new owner.

The following section examines the kinds of residential property that may be of interest to buyers who need conveyancing solicitors in Cheshunt.

Your Cheshunt conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a financial institution like the Furness Building Society, to a large lender such as Santander. Before choosing a conveyancing solicitor in Cheshunt, whoever you choose, you need to check that they are on the panel of your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies only accept a restricted panel of legal practices.

Under these circumstances, the lender will require a different law firm to complete the legal work, and you will usually need to pay this substitute solicitor's costs. This means the transaction could be delayed.

The conveyancing process could be threatened by failing to check your solicitor's lender panel status.

Our conveyancing solicitors can carry out the legal work for all major and minor banks and other lenders.

Residential Property Searches (Broxbourne Council)

Searches are submitted by Cheshunt conveyancing solicitors to expose any significant issues that could affect how much your house or flat is worth. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there are any grants available
Environmental searchenvironmental issues that could adversely affect the property
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Chancel repair liabilitythere is a risk that some Cheshunt properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Further searches, such as a more detailed flood report or a disadvantaged area search, may also be advised in the initial search results.

Broxbourne Council has an average processing time of 8 weeks for property searches, so your lawyer will advise using faster personal searches.

Checking planning permission status

The buyer's conveyancing solicitor will also obtain official entries from HM Land Registry. This will help to identify any planning issues. These issues could include right of access issues or outbuildings lying outside the boundary.

Broxbourne Council Council Tax

As a homeowner in Cheshunt, 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 B property in the Broxbourne Council area would pay annual council tax of £1,254.

Conveyancing solicitors in Cheshunt will inform the buyer of the property's 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 £941.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the home is left unoccupied by a student. More recently-constructed homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Broxbourne Council Tax (2018)
A £1,075
B £1,254
C £1,434
D £1,613
E £1,971
F £2,329
G £2,688
H £3,225

Can I dispute my band?

To appeal contact:

Valuation Office Agency
Chase House
305 Chase Rd
London
N14 6LZ

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Cheshunt properties

If you are buying a home in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k. Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

Quittance's legal case management system integrates with electronic filing gateway to ensure that the SDLT is paid quickly and with minimal fuss.

See stamp duty examples for properties in Hertfordshire:

  Average selling price (February 2018) Stamp Duty Land Tax
Average price £469,575 £13,478.75
Average price (detached) £792,436 £29,621.80
Average new build £442,500 £12,125.00

Stamp duty relief for first-time buyers in Cheshunt

Relief is available on home purchases below £300k for first-time buyers. Following the autumn budget statement, second home buyers must pay a 3% stamp duty surcharge. E.g. if a second property was bought for £469,575 then the SDLT including the surcharge would be £37,566.00. .

Conveyancing solicitors in Cheshunt will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Cheshunt

New build site

The potential pitfalls of leasehold property ownership are a worry for leasehold home buyers. Numerous legal issues could be awaiting the unsuspecting buyer, such as:

  • increasing ground rents
  • excessive freehold premiums
  • overpriced managing agent packs
  • absent freeholders
Serious financial ramifications can result from a solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Cheshunt will consider potential leasehold issues, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • current-year service charge estimates
  • reviewing correspondence between the freeholder and leaseholder
  • managing agent memoranda and articles of association

Ensure that you are fully-informed regarding your planned purchase - Contact Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Cheshunt?

Building site

The average purchase price of a new build in Cheshunt is £437,651. 53 brand new homes have been bought in Cheshunt in 2018 so far.

The legal work for buying a new build is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Cheshunt conveyancing solicitor must be mindful of local Cheshunt considerations and needs to check numerous things, e.g. handling equity loan schemes and confirming building regulation compliance.

Quittance Conveyancing deliver an accurate and truly impartial assessment of the legal status of the property, with close attention paid to issues like the home's future resaleability and likely freehold acquisition traps.

Hertfordshire Conservation areas

When acting for the buyer of a home in Cheshunt, a conveyancing solicitor will confirm whether the house is in one of Cheshunt's conservation areas. If it is, the property is affected by building controls. Called Article 4 directions, these building controls can include:

  • Restrictions on the removal or addition of front boundary walls
  • Restrictions on the installation of skylights
  • Limits on extensions (even if within Permitted Development rights)

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.

Your conveyancing solicitor will address whether your planned purchase is located one of Cheshunt's conservation areas.

Conveyancing - Selling a property in Cheshunt

Conveyancing for a sale of a house or flat is less complicated than when purchasing. When a house or flat changes hands, caveat-emptor' means that the onus is solely on the buyer to establish that the property they are purchasing is not legally defective.

When selling, conveyancing solicitors in Cheshunt acting for the seller effectively just answer the buyer's solicitor's questions.

Why do sales fall through?

Issues, like not being connected to the water mains or chancel repair liability, might endanger a sale.

In the majority of cases, you should address such issues immediately.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

The legal work for a leasehold property is a great deal more complex than it is for a freehold home.

Cheshunt conveyancing solicitors must usually carry out further legal work, which could include getting the most recent annual service charge accounts, through to details of planned major works.

It is recommended that the seller instruct a conveyancer as soon as possible to reduce leasehold-related delays.

What if Quittance is acting for the other side?

Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a house sale. However, conveyancers who are regulated by the CLC, can act for both parties.

If you are buying or selling a property in Cheshunt, and we are carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Cheshunt to carry out your conveyancing.

Local Cheshunt conveyancing solicitor directory

  • Austin Ryder and Co, 1 High Street, Cheshunt, Waltham Cross, Hertfordshire, EN8 0BZ
  • Barnes and Partners, 103 Crossbrook Street, Cheshunt, Hertfordshire, EN8 8LY
  • Shepherd Harris & Co Ltd, 99-101 Crossbrook Street, Cheshunt, Waltham Cross, Hertfordshire, EN8 8JR
  • Edward Oliver & Co, 38 Crossbrook Street, Cheshunt, Waltham Cross, Hertforshire, EN8 8JQ
  • Gisby Harrison, Goffs Oak House, Goffs Lane, Goffs Oak, Cheshunt, Hertfordshire, EN7 5HG

Conveyancing - Remortgaging a property in Cheshunt

Although there are many reasons to remortgage, people will usually remortgage to secure a preferential rate.

A proactive conveyancing solicitor in Cheshunt will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

To ensure that the lender's investment is secured, the property lawyer handling your remortgage will represent both you and the new lender.

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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