Award-winning No Move, No Fee conveyancing for Cranleigh home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in Cranleigh, our specialist no sale - no fee property lawyers can help.
Quittance offer guaranteed fixed conveyancing fees, and because we prioritise proactive communication, you will never be in the dark about the progress of your move.
If, for whatever reason, your property sale or purchase does not complete our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees at all.
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Cranleigh's most communicative conveyancing service
50% of those contacted for a survey commissioned by InfoTrack had made a communication-related complaint.
The Conveyancing Quality Scheme (CQS) Client Charter prioritises conveyancing solicitors communicating more proactively.
Despite attempts by the SRA and the Council for Licensed Conveyancers to address the issue, inefficient communication is one of the most frequent complaints made against property lawyers.
Our Cranleigh conveyancing solicitors deliver an exceptional property legal service. We strive to deliver the information you need by phone, email and online, 7 days a week:
- Cheapest Cranleigh conveyancing solicitor fees
- Regular case updates by your chosen method (including SMS, phone and email)
- Powerful online case tracking system
- Direct line and contact details for your lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Cranleigh conveyancing solicitor fees
No Move, No Fee conveyancing in Cranleigh
Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Cranleigh for handling the legal work for your move.
Are Cranleigh conveyancing fees and costs fixed?
Our solicitors work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Cranleigh who offer services on a price per hour basis. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase goes through.
Are there any other costs?
You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are the costs incurred by the solicitor on your behalf, such as landlord's notice fees or bankruptcy checks.
How much will the total Cranleigh solicitor conveyancing fees be?
Conveyancing solicitor fees in Cranleigh will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as a Coal Authority search, may be needed.
For standard conveyancing transactions, what we quote is the fee you pay. With Quittance, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Cranleigh
When carrying out the legal work for a property purchase, a conveyancing solicitor in Cranleigh will look into the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.
After making their enquiries the lawyer will offer suggestions and advice and will deal with any legal problems and ensure that the change of ownership is registered at the Land Registry.
This part of the article discusses the types of residential property that may be of interest to buyers who want conveyancing solicitors in Cranleigh.
- Conveyancing solicitors in Esher
- Conveyancing solicitors in Guildford
- Conveyancing solicitors in Woking
- Conveyancing solicitors in Surrey
Your Cranleigh conveyancing solicitor must be lender-approved
Regardless of whether your mortgage is with a niche mortgage lender like New Street Mortgages or a large lender such as Santander, before selecting a Cranleigh conveyancing solicitor you must confirm that they are on the approved panel of your mortgage lender.
Your conveyancer may be unable to act for your mortgage lender, because some lenders will only accept a select panel of firms that match certain criteria.
If this is the case, the lender will probably need a second firm to carry out the legal work, and you will then have to cover this alternate solicitor's costs. This can frustrate or delay the process.
Our conveyancing solicitors can act on behalf of all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Waverley Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are carried out by Cranleigh conveyancing solicitors to expose any broader issues that might possibly compromise how much the property you are buying will be worth.
Lenders will also require a list of searches to be obtained. These include:
|Local Authority (LA) search||reveals planning applications, decisions and enforcement notices for planning breaches.|
|Drainage & Water search||covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.|
|Environmental search||reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.|
|Chancel repair liability||there is a risk that some Cranleigh properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.|
You will be notified if your mortgage lender wants any further searches, e.g. a tin mining search or an energy search.
Waverley Borough Council has an estimated processing time of 4 weeks for LA searches. Your solicitor will instead apply for personal searches, which are usually faster.
Finding planning permissions
The buyer's conveyancing solicitor will also order the Title Register from HM Land Registry, assisting with the identification of any potential issues. These issues could include limits on the development of the property or outbuildings lying outside the boundary.
Waverley Borough Council Council Tax
Council tax is calculated by Waverley Borough Council on property value and the number of people living in the property. E.g. for an average Valuation Band C house in Cranleigh, the tax would be £1,673 per year.
Conveyancing solicitors in Cranleigh will inform a purchaser of the property's tax band once they are made aware.
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 £1,255.
Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or for spouses of students who are not British. A house or flat constructed after 1991 is assessed by the Valuation Office Agency (VOA).
|Band||Waverley Borough Council Tax (2018)|
Could you be overpaying?
In the financial year 2016/17, 40 council tax challenges were made. 20 saw a reduction. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Walnut Tree Close
Stamp Duty on Cranleigh properties
A homebuyer will usually need to pay stamp duty if the house they are buying is valued at over £125k. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.
Quittance ensure that the required SDLT1 form is completed accurately and without delay.
The following table illustrates stamp duty examples for average properties in Cranleigh:
|Average selling price (2017)||SDLT|
|Average price (detached)||£756,396||£27,819.80|
|Average new build||£608,032||£20,401.60|
Stamp duty relief for first-time buyers in Cranleigh
As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.
Cranleigh conveyancing solicitors should ensure the correct tax is paid.
Buying a flat? Leasehold conveyancing in Cranleigh
It is not recommended to purchase a leasehold property if you are unaware of the facts. There are many legal issues that may be lying in wait for an uninformed buyer, including:
- restrictions on the use of the property
- unreasonable lease extension premiums
- ground rent multipliers
If you are planning to purchase a property with a lease, a competent conveyancing solicitor in Cranleigh will address aspects of leasehold, including :
- reviewing the lease itself (some documents can be centuries old)
- reviewing correspondence between the freeholder and leaseholder
- service charge records from the last three years
- flats in the same block with disparity between their leases
Our leasehold conveyancing solicitor team will work to ensure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Cranleigh?
According to data compiled by the Land Registry, 2 new build properties have been bought in Cranleigh in 2018 so far. The average sale price of Cranleigh new build properties is £482,475.
Acquiring a new build home requires more technical knowledge than 'standard conveyancing'. Therefore a conveyancing solicitor in Cranleigh should be aware of local issues and will need to investigate several key factors, like dealing with delays associated with off-plan and confirming building regulation compliance.
With our new build team, you will get an impartial assessment of the property's legal status, looking out for factors ranging from the home's subsequent resaleability to excessive ground rent and service charges (where applicable).
Conservation areas in Surrey
Whether you are intending to buy a listed character property or a period townhouse, if the property is in a conservation area, any planned alterations to the property might not be permitted by Waverley Borough Council.
These restrictions, called Article 4 Directions, may include a wide range of constraints from restrictions on replacing roof tiles, to restrictions on the addition of flues and soil vent pipes.
The local planning authority can order any non-compliant alterations to a property to be changed or removed.
Parts of Cranleigh are within a conservation area governed by the Waverley local planning authority (LPA). Your conveyancing solicitor will address whether your planned purchase is located one of Cranleigh's conservation areas.
Conveyancing - Selling a property in Cranleigh
The legal side of a sale of a home is normally less troublesome than for a purchase. The buyer's solicitor has to carry out a thorough legal appraisal on your home. Conveyancing solicitors in Cranleigh acting for the vendor just gathers together any pertinent information and answers the purchaser's enquiries .
What could jeopardise a property sale?
A home can be burdened by a series of issues (e.g. not being registered at the Land Registry) which may jeopardise a transaction.
Don't ignore the issue and hope the buyer's solicitor won't notice - talk to a professional instead and work to resolve it proactively.
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
Read more helpful advice for sellers here.
Conveyancing for a leasehold property is quite a lot more complex than for a freehold property.
The complexities of leasehold mean conveyancing solicitors in Cranleigh must carry out additional work, for example requesting an up-to-date service charge statement, through to details of any consents for alterations.
Given the complexities of leasehold property, it is recommended that the seller instructs a property lawyer with leasehold experience as early in the process as possible, and potentially before marketing the property,.
Can Quittance conveyancers act for the buyer and the vendor of the same home?
A conveyancer regulated by the CLC can act for both sides. However, SRA regulations restrict a single conveyancing solicitor from acting on both sides in a house sale and purchase.
If you are buying or selling a property in Cranleigh, and one of our conveyancing solicitors is acting for the other side, you could contact a local Cranleigh conveyancing solicitor firm to handle your legal work.
Local Cranleigh conveyancing solicitor directory
- Lynn Murray & Co, 84 High Street, Cranleigh, Surrey, GU6 8AH
- Hart Brown, 2 Bank Buildings, 147 High Street, Cranleigh, Surrey, GU6 8BE
- TWM Solicitors LLP, Broadoak House, Horsham Road, Cranleigh, Surrey, GU6 8DJ
Conveyancing - Remortgaging a property in Cranleigh
Although people consider remortgaging for a range of reasons, people usually remortgage their home to benefit from a lower interest rate.
An efficient conveyancing solicitor in Cranleigh 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 play a key role in securing your preferred rate.
So that they can confirm that the interests of the lender are covered, a property lawyer will represent both you and the bank or building society.
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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