Updated: October 12, 2018

Crediton conveyancing solicitor fees

No Move, No Fee conveyancing in Crediton

Conveyancing solicitor fees are paid your Crediton conveyancing solicitor for the legal work involved in moving home.

Are Crediton conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Crediton who work on an hourly-rate basis. Your quote explains all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as TT fees or HMLR fees.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Crediton cost?

Crediton conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Crediton

The conveyancing for a property buyer will require the conveyancing solicitor in Crediton to consider a wide range of issues. Examples of such factors are a defective title (e.g. breached restrictive covenants) and the mortgageability of the property itself.

The buyer's lawyer will report their findings back to the purchaser and their mortgage lender, iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.

The following examines those residential property types that may be of interest to buyers searching for conveyancing solicitors in Crediton.

Your Crediton conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from Lloyds Bank, the Chelsea Building Society or any other lender, before choosing a conveyancing solicitor in Crediton it is vital that you check that they are on the approved panel of your chosen lender.

Quite a few lenders will only work with a select panel of firms. If your conveyancer is not on the panel of your chosen lender, the lender will need an alternative firm to act in their interests.

The home buyer will then have to cover this alternative solicitor's costs, and the conveyancing process can take much longer.

Neglecting to check your property lawyer's lender panel status can mean serious delays.

Our solicitors are on the panel of all banks and building societies.

Mid Devon District Council searches and other searches

Property searches will be applied for by Crediton conveyancing solicitors to help to identify problems that might potentially impact how much the property you are buying will be worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be made aware if your chosen lender requires any additional searches, such as a highways authority search or a Forestry Commission search.

Mid Devon District Council has an average lead time of 6 weeks for conveyancing searches, so quicker regulated searches will be advisable.

Finding planning permissions

The conveyancing solicitor acting for the buyer will request office copies from HM Land Registry, helping to evidence potential planning issues. These issues could include a difference between the agent's floorplan and the title plan or that a restrictive covenant has been breached.

Mid Devon District Council Council Tax

Mid Devon District Council calculate your council tax based on various criteria that include the location of the property and the assessed value of the property in April 1991. The occupier of a property in Tax Band D, for example, would owe annual council tax of £1,856.

Conveyancing solicitors in Crediton will inform a purchaser of the property's tax band after this is confirmed by the searches.

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 £1,392.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property was left empty by a bankrupt person. A house or flat constructed after 1991 is assessed and allocated a banding by the Valuation Office Agency.

Band Mid Devon District Council Tax (2018)
A £1,237
B £1,443
C £1,650
D £1,856
E £2,268
F £2,681
G £3,093
H £3,712

Are you paying too much?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Broadwalk House
Southernhay West
Exeter
EX1 1TS
Devon

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made, and 20 saw a subsequent reduction.

Stamp Duty on Crediton properties

The SDLT1 form is seven pages long, and HMRC (formerly Inland Revenue) fines those who delay in completing and returning it. If a home is purchased for £125k or less, no SDLT is payable. Above this, most homebuyers will need to pay SDLT.

Quittance Conveyancing ensure that the hard to understand SDLT1 form is completed accurately and without delay.

See table below for SDLT examples for properties in Crediton:

  Average sale price (2017) Stamp Duty Land Tax
Average price £279,313 £3,965.65
Average price (detached) £386,228 £9,311.40
Average new build £298,333 £4,916.65

Stamp duty relief for first-time buyers in Crediton

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Since 1st April 2016, buyers of second homes are subject to a 3% surcharge, even if the property is not let out. Therefore, if a homeowner in Crediton bought a second property for the average price of £279,313 the SDLT would be £22,345.04.

Crediton conveyancing solicitors will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Crediton

New build site

The potential pitfalls of purchasing a leasehold property in the UK are well publicised. Ground rent multipliers, absent freeholders and overpriced managing agent packs are only some of the many common complications lying in wait for an uninformed buyer.

Bad or incomplete leasehold advice, from a conveyancing solicitor who has only ever handled freehold matters, can have costly, long-term consequences.

A specialist conveyancing solicitor in Crediton will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself (many leases are decades old)
  • dealing with freeholders
  • service charges and whether they have been collected
  • rights issues

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Crediton?

New build site

The average price for new build properties in Crediton is £298,333, according to local information gathered by the HM Land Registry. 3 brand new homes were purchased in Crediton last year.

Purchasing a new build property is generally more complex than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Crediton must be conscious of both region-specific factors and also should check a range of issues, like dealing with lender conditions and negotiating new build contracts.

Our award-winning team of conveyancers are experts in new build purchases and working to developer exchange timeframes.

Conservation areas in Devon

Whether you are planning to buy a period country house or a Victorian detached house, if the property is in a protected conservation area, your plans to alter the property might not be allowed by Mid Devon District Council.

These restrictions, referred to as Article 4 Directions, could include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

If a property is in breach, the local council can instruct the owner to 'undo' the recent changes, even if the changes were made by the previous owner.

Parts of Crediton lie within a Mid Devon LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Crediton's conservation areas.

Conveyancing - Selling a property in Crediton

The legal work involved in a sale of a house or flat is less difficult than for a purchase. When a house or flat changes hands, the onus lies entirely with the buyer to satisfy themselves that the title of the property is legally sound.

On the other hand, when selling, conveyancing solicitors in Crediton acting for the current owner just answer questions set by the buyer's conveyancing solicitor.

Why do sales fall through?

Frequently occurring issues, such as restrictive covenants, can easily slow or frustrate the sale conveyancing process if left unresolved.

Property specialists will usually suggest that vendors address any such problems immediately.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The legal work for a leasehold property is much more specialised compared to a freehold house.

Conveyancing solicitors in Crediton will also carry out additional work, which could include asking for the last 3 years' service charge accounts, through to finding out if there are any payment arrears.

To help mitigate the delays involved in selling a leasehold house or flat, it is strongly advised that the vendor contact a solicitor as soon as possible.

What if Quittance is acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a house sale. CLC-regulated conveyancers, however, can act for both sides.

If you are buying or selling a Crediton property, and a Quittance conveyancer is doing the legal work for the other side, you may wish to contact a property solicitor firm in Crediton to carry out your conveyancing.

Local Crediton conveyancing solicitor directory

  • Veitch Penny LLP, 2 Market Street, Crediton, Devon, EX17 2AL
  • Charlesworth Nicholl & Co, 31 High Street, Crediton, Devon, EX17 3AJ
  • Gilbert Stephens LLP, Manor Office, North Street, Crediton, Devon, EX17 2BR
  • Hotchkiss Warburton, 34 High Street, Crediton, Devon, EX17 3JP
  • David Burcher & Co, Hartnolls, Eastington Road, Morchard Bishop, Crediton, Devon, EX17 6RJ

Conveyancing - Remortgaging a property in Crediton

By far the most common reason people remortgage their home is to reduce the monthly repayments. There are any number of other reasons to consider remortgaging, such as fixing the mortgage on a new discounted rate, or releasing capital.

You would typically benefit from a lower rate faster with a more proactive conveyancing solicitor in Crediton, minimising the time taken to complete the conveyancing. With the future of interest rates unclear, fast conveyancing can be a crucial factor in securing the rate you want.

In order to ensure that the lender's capital is protected, a property lawyer will act for 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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