Award-winning No Move, No Fee conveyancing for Crewkerne home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance's expert property lawyers deliver a highly recommended no sale, no fee service to property sellers and purchasers looking for conveyancing solicitors in Crewkerne.
We offer guaranteed fixed conveyancing fees, and because we focus on better communication between all parties, you will never be uninformed about the legal side of your move.
Our no sale no fee guarantee means should your move not proceed, you won't incur any conveyancing solicitors' legal fees at all.
Crewkerne's most communicative conveyancing service
Poor communication from the licensed conveyancer or solicitor can only add further stress to a home move.
The Law Society's 'Conveyancing Quality Scheme' official client charter is focussed on improving conveyancing solicitor communication.
Even so, a survey commissioned by the Conveyancing Association, suggested that 23% of conveyancing transactions abort as the result of delays caused by poor communication.
Our Crewkerne conveyancing solicitors aim to deliver to you a dedicated and proactive conveyancing service by phone, email and via online case management, 7 days a week:
- Cheapest Crewkerne conveyancing solicitors fees
- Direct line and email address for your conveyancer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
- Regular progress updates via your preferred contact method (including SMS, phone and email)
- View your online file
Updated: October 12, 2018
Crewkerne conveyancing solicitor fees
No Move, No Fee conveyancing in Crewkerne
Conveyancing solicitor fees will be paid your Crewkerne conveyancing solicitor for the legal work involved in moving home.
How are Crewkerne conveyancing fees calculated?
Our solicitors work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Crewkerne who work on an hourly rate. Your quote sets out all fees and other costs you will be charged when your property transaction has completed.
Besides conveyancing fees, what other costs are there?
You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as indemnity insurance or Stamp Duty.
How much will conveyancing in Crewkerne cost in total?
Though conveyancing fees in Crewkerne will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority Search fees can vary.
With Quittance Conveyancing, there are absolutely no hidden fees. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Crewkerne
Purchase conveyancing will require the conveyancing solicitor in Crewkerne to consider a wide range of issues. Examples of such issues can range from lost title deeds to factors affecting the mortgageability (e.g. structural defects).
The buyer's lawyer will report their findings back to the buyer and their lender, find solutions to outstanding defects and other issues and make sure that the title is registered in the name of the new buyer.
The following offers recommendations for people who want conveyancing solicitors in Crewkerne for a purchase.
- Conveyancing solicitors in North Somerset
- Conveyancing solicitors in Taunton
- Conveyancing solicitors in Weston Super Mare
- Conveyancing solicitors in Somerset
Your Crewkerne conveyancing solicitor must be lender-approved
Property purchasers may choose from many mortgage lenders, from a less common mortgage lender like Accord Mortgages, to a major lender such as NatWest. Before selecting a Crewkerne conveyancing solicitor, whoever you choose, you must confirm that they can act for your mortgage lender.
Your lawyer may not be able to carry out the legal work for your mortgage lender, because some mortgage lenders only accept a restricted group of legal practices.
If this is the case, the lender will probably require a different firm to complete the legal work, and you will be expected to pay this second lawyer's costs. The additional work can mean the process takes much longer.
Our conveyancing solicitors are approved to act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
South Somerset District Council searches and other searches
Property searches (sometimes referred to as 'conveyancing searches') are submitted by Crewkerne conveyancing solicitors to identify problems that could affect the value of your home. They include:
|Local Authority (LA) search||reveals planning applications, decisions and enforcement notices for planning breaches.|
|Drainage & Water search||describes water mains and sewers, and confirms if these are privately maintained|
|Environmental search||covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.|
|Chancel repair liability||insurance is arranged to protect the buyer against any liability for local parish church repairs.|
You will be informed if your chosen lender requires any additional searches, such as an HS2 search or a more detailed plan search.
South Somerset District Council has a typical lead time of 2 weeks for property searches. A private search company will be able to provide this information sooner.
The buyer's conveyancing solicitor also obtains an Official Copy of the Title Register from HM Land Registry. This will help to highlight planning issues, such as restrictions that limit alterations or outbuildings lying outside the boundary.
South Somerset District Council Council Tax
Council tax is calculated by South Somerset District Council on property value and the number of people living in the property. The occupier of a property in Band D, for example, would owe annual council tax of £1,720.
Conveyancing solicitors in Crewkerne will inform the purchaser of the home's council tax 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 (25%) would reduce the tax due to £1,290.
Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the property is a 'granny annexe'.
|Band||South Somerset District Council Tax (2018)|
What to do if you suspect your new home is incorrectly valued
A homeowner can apply for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Stamp Duty on Crewkerne properties
Stamp Duty Land Tax is only applicable to homes where the purchase price exceeds £125,000. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.
Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to HMRC (formerly Inland Revenue) as quickly as possible.
The following table illustrates Stamp Duty Land Tax examples for properties in Crewkerne:
|Average selling price (2018 to date)||Stamp Duty Land Tax|
|Average price (detached)||£374,611||£8,730.55|
|Average new build||£129,950||£99.00|
Stamp duty relief for first-time buyers in Crewkerne
Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000.
Conveyancing solicitors in Crewkerne should ensure their client pays the right amount.
Buying a flat? Leasehold conveyancing in Crewkerne
The potential pitfalls of buying a leasehold property are a source of concern for leasehold property purchasers. There are many legal issues that may be awaiting an uninformed purchaser, such as freeholds sold without first refusal to leaseholders, doubling ground rents and reversionary interests.
A competent conveyancing solicitor in Crewkerne will consider possible leasehold issues, such as current-year service charge estimates, flats in the same block with disparity between their leases and reviewing correspondence between the freeholder and leaseholder.
Make sure that you are fully-informed regarding your decision to buy a leasehold property with our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Crewkerne?
1 new build properties have been bought in Crewkerne in 2018 so far, according to information compiled by Her Majesty's Land Registry. The average value of a new build in Crewkerne is £129,950.
A new-build conveyancing solicitor in Crewkerne will need to be familiar with regional issues and the extra complexities associated with new build, e.g. advising on mortgage offer flexibility for delayed completion and negotiating new build contracts.
Our award-winning team of new build conveyancers are specialists in working to developer exchange timeframes and helping new build purchasers obtain the best possible terms.
Conservation areas in Somerset
If you are intending to buy a house in one of Crewkerne's conservation areas, the property must not breach any conservation area conditions. These building controls, called Article 4 Directions, can include:
- Limits on roof terraces
- Restrictions on dormer windows
- Needing consent to alter doors and guttering
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.
The local planning authority (LPA) for South Somerset has designated conservation area status on certain areas of Crewkerne. Your conveyancing solicitor will address whether your planned purchase is located one of Crewkerne's conservation areas.
Conveyancing - Selling a property in Crewkerne
The conveyancing process on a sale of a house or flat is generally simpler than for a property purchase. During the sale of a house or flat, the obligation lies entirely with the buyer to discover whether the title of the property they are buying is not legally defective.
With a sale, conveyancing solicitors in Crewkerne acting for the existing owner only need to answer the buyer's solicitor's formal enquiries.
What could put the conveyancing process at risk?
Common obstacles, like a problem with the roof, have the potential to slow or frustrate a transaction if they are ignored.
Don't ignore the issue in the hope that any issues won't be spotted. Get advice and tackle it promptly.
- Selling a leasehold flat? What to do before going on the market
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
Read more conveyancing advice for sellers.
The legal work for a leasehold property is much more involved than it is for a freehold home.
Leasehold complexity involves extra work on the part of conveyancing solicitors in Crewkerne, such as collating an up-to-date service charge statement or a copy of any required license to assign.
Given the complexities of leasehold property, it is highly recommended that the seller instructs a leasehold expert as soon as an estate agent is chosen.
What if Quittance is already acting for the other side?
SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, conveyancers who are regulated by the CLC, can act for both sides.
You could contact a law firm in Crewkerne to carry out your legal work, if a Quittance conveyancer is acting for the other side.
Local Crewkerne conveyancing solicitor directory
- MRW Law Limited, 2 Church Street, Crewkerne, Somerset, TA18 7HR
- Stokes Partners LLP, Kingfisher House, Market Square, Crewkerne, Somerset, TA18 7LH
- Humphries Kirk LLP, 17 Market Street, Crewkerne, Somerset, TA18 7JU
Conveyancing - Remortgaging a property in Crewkerne
The main reason people remortgage a home is to get a more attractive interest rate. There are also any number of other reasons to switch lenders or mortgage deals, including borrowing more to help pay for an extension, or wanting to overpay when the lender refuses.
Homeowners would typically benefit from a lower rate faster with a more proactive conveyancing solicitor in Crewkerne. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a crucial factor in getting on to the rate you want.
The property lawyer handling the remortgage must also be able to act on behalf of the new lender. Quittance Conveyancing are panel members of all major banks and building societies, so whether you are moving to a variable-rate with the Halifax or to a long-term fixed mortgage with the Harpenden Building Society, 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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