Award-winning No Move, No Fee conveyancing for Cobham home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer 100% fixed conveyancing fees, and our commitment to proactive communication between all parties means you will always be informed about the progress of your move.
Whether you are buying, selling or remortgaging a property and need conveyancing solicitors in Cobham, our no sale, no fee property lawyers can assist.
Our no move no fee service means that if, for whatever reason, your move does not go ahead, you will not have to pay any conveyancing solicitors' legal fees.
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Cobham's most communicative conveyancing service
According to a survey of 220,000 home buyers and sellers carried out by Modern Law Magazine, one in five of conveyancing complaints related to poor communication.
The Law Society's CQS Client Charter makes specific mention of improving conveyancing solicitor communication.
Despite this, inefficient communication is one of the most common complaints made to the Ombudsman.
Our Cobham conveyancing solicitors aim to offer the most proactive and informative property legal service in the UK. We provide the information you require wherever you are, using the communication method of your choice:
- Lowest Cobham conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
- Contact details for your conveyancer
- Frequent updates by your chosen method (including SMS, phone and email)
- State of the art case handling technology
Updated: October 12, 2018
Cobham conveyancing solicitor fees
No Move, No Fee conveyancing in Cobham
Conveyancing solicitor fees are the costs you pay to your Cobham conveyancing solicitor for handling the legal work for your move.
How are Cobham conveyancing fees calculated?
Some conveyancing solicitors in Cobham carry out the legal work on a cost per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on a No Sale, No Fee basis, with no hidden costs. Your quote will set out what you will 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 solicitor's conveyancing fees.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like leasehold information packs or local authority searches.
How much will conveyancing in Cobham cost in total?
Cobham conveyancing fees will not vary. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, e.g. a commons registration search, may be needed and Local Authority Search fees can vary.
For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Cobham
Recent changes to the law mean that a seller must now disclose issues concerning their property to their estate agent and to the purchaser.
That said, it remains the responsibility of the conveyancing solicitor in Cobham to make enquiries about the property, make their "report on title", deal with any legal problems and make sure that the title is registered in the name of the new buyer.
This article gives useful guidance for people who want conveyancing solicitors in Cobham for a purchase.
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Your Cobham conveyancing solicitor must be lender-approved
Whether you are taking out a mortgage from TSB, the Leeds Building Society or any other lender, before instructing a conveyancing solicitor in Cobham you must confirm that they can represent your lender.
Your lawyer may be unable to act for your lender, because some banks and building societies are only happy to work with a selected list (known as a 'lender panel') of legal practices.
If this is the case, the lender will likely need a different legal firm to complete the legal work, and you will usually need to pay this substitute lawyer's fees. This can frustrate or delay the process.
Quittance Conveyancing can act on behalf of all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Elmbridge Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by Cobham conveyancing solicitors to highlight issues affecting your planned purchase.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
Further searches, such as a Crossrail search or a more detailed environmental report, may also be referred to in the standard search results.
Property purchasers could experience a delay of up to 5 weeks for Local Authority searches from Elmbridge Borough Council. In these circumstances, faster personal searches will be advisable.
Ensuring planning permission is in place
The conveyancing solicitor acting for the buyer will obtain an 'Official Copy of the Title Register' from HM Land Registry. This helps to find planning issues. These issues could include neighbours' rights of access or outbuildings missing from the title plan.
Elmbridge Borough Council Council Tax
Elmbridge Borough Council calculate your council tax based on various criteria e.g. the size and layout of the property and the assessed value of the property in April 1991. For instance the occupier of a Band D property in the Elmbridge Borough Council area would pay annual council tax of £1,864.
A conveyancing solicitor in Cobham will inform a buyer of the property's band once they have the Local Authority search results.
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 £1,398.
Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is armed forces accommodation.
|Band||Elmbridge Borough Council Tax (2018)|
Could you be overpaying?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Walnut Tree Close
A property owner can also apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund.
Stamp Duty on Cobham properties
If you are buying a house in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.
Quittance Conveyancing's case management system ensures that the complicated SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.
See examples for local properties:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£1,520,250||£96,180.00|
|Average new build||£1,230,810||£66,831.00|
Stamp duty relief for first-time buyers in Cobham
Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not rented out. E.g. if a second property was bought for £1,075,790 then the SDLT including the surcharge would be £139,852.70. .
Cobham conveyancing solicitors should confirm the correct tax is paid.
Buying a flat? Leasehold conveyancing in Cobham
Buying a leasehold home can be challenging when compared to buying a freehold home. The many potential problems lying in wait for the unsuspecting buyer could include doubling ground rents and unpaid service charges by the existing leaseholder.
A competent conveyancing solicitor in Cobham will consider possible leasehold issues, including :
- checking the lease itself
- any recent demands for service charges and ground rent
- absent freeholders
- buildings insurance apportionments
Ensure that you are aware of all the potential issues and costs associated with the lease - Contact our leasehold conveyancing solicitor team on 0800 612 0377 today.
Buying a 'New Build' property in Cobham?
2 brand new homes have been bought in Cobham in 2018 so far, based on data from HMLR. The average purchase price of new build property in Cobham is £2,025,000.
The legal work for acquiring a new build property requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Cobham needs to be aware of local Cobham considerations and should check a range of issues, such as checking new build mortgage procedures are followed and negotiating new build contracts.
Our team of new build conveyancers deliver an independent assessment of the property's legal status, and in particular considerations like problematic leasehold terms and sharply increasing ground rent and service charges (where applicable).
Conservation areas in Surrey
If you are intending to buy a home in a conservation area in Cobham, the property will need to meet any conservation area conditions. Called Article 4 directions, these building controls may include:
- Possible restrictions on solar panel positioning
- Restrictions on the use of external insulation
- 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 was responsible for the changes.
Parts of Cobham lie within a Elmbridge LPA-governed conservation area. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Cobham.
Conveyancing - Selling a property in Cobham
The conveyancing process on a house sale is much easier than when buying. For a house purchase, the burden is on the buyer to validate that the legal title of the property is mortgageable and free from legal issues.
When selling, conveyancing solicitors in Cobham acting for the existing owner effectively just answer the buyer's solicitor's questions.
What could put your sale at risk?
A property can be burdened by any number of potential roadblocks (e.g. missing planning permission) which could prolong a purchase for weeks (or more).
You shouldn't ignore this and hope any such problems will go away. Instead, get professional advice and deal with it at the earliest stage.
- Dispute with a freeholder? 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
For more conveyancing advice for sellers click here.
The conveyancing process for a leasehold property is a great deal more specialised than for a freehold property.
The complex nature of leasehold property means that conveyancing solicitors in Cobham must undertake additional legal work, such as collating the latest service charge and ground rent statement, through to details of the length of leases of other flats in the block.
It is highly recommended that you instruct a leasehold expert as soon as the property is marketed, if not before, to speed up the handling of the legal work.
What if Quittance conveyancers are acting for the other side?
SRA regulations ban the same conveyancing solicitor from acting on both sides in a property sale and purchase. A CLC-regulated conveyancer, however, can act for both parties.
If you are buying or selling a property in Cobham, and a Quittance conveyancing solicitor is acting for the other side, you may wish to contact a property solicitor firm in Cobham to carry out your conveyancing.0
Conveyancing - Remortgaging a property in Cobham
Securing a lower interest rate is primarily why homeowners opt to remortgage. There are other reasons, for example wanting to borrow more, or the existing lender having refused a payment holiday.
A proactive conveyancing solicitor in Cobham will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a key consideration when getting on to the rate you want.
The property lawyer conducting the legal work needs to be able to act for your chosen bank or building society. Our conveyancing team are on all major UK lenders' panels, so whether you are switching to a 100% mortgage with the Nationwide Building Society or to a discounted-rate mortgage with the Bank of Ireland, our remortgage specialists can help.
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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