Award-winning No Move, No Fee conveyancing for Cromer home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We offer 100% fixed conveyancing fees, and because we are committed to proactive communication between all parties, you will always stay informed about the legal side of your move.
Whether you are buying or selling a property, and need conveyancing solicitors in Cromer, our no sale, no fee property lawyers can assist.
If, for any reason at all, your home move does not complete our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
Cromer's most communicative conveyancing service
According to a Law Society survey, 46% of the home buyers asked suggested that poor communication caused delays to their move.
The client service charters of both the Law Society's 'Conveyancing Quality Scheme' and the CLC are particularly focused on the issue of conveyancing solicitor communication.
Nevertheless, a survey carried out by the Conveyancing Association, indicated that over a fifth of property transactions do not complete successfully as the result of inefficient communication.
Our Cromer conveyancing solicitors provide the most communicative and client-friendly conveyancing service in the UK. We strive to give you the information you need using your preferred method of communication, every day of the week:
- Cheapest Cromer conveyancing solicitors fees
- Your lawyer's direct contact details
- Frequent case updates via your chosen method (including SMS, phone and email)
- 24/7 access to your complete file online
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Cromer conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Cromer
Conveyancing solicitor fees are paid to conveyancing solicitors in Cromer for the legal work associated with buying or selling a property.
Are Cromer conveyancing fees and costs fixed?
Some conveyancing solicitors in Cromer offer services on an hourly-rate basis, and other firms will work for a fixed fee ('No Move, No Fee'). Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your conveyancing quote sets out all fees and disbursements you will need to pay when your property transaction has completed.
What are disbursements?
In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax or landlord's notice fees.
How much will the total Cromer solicitor conveyancing fees be?
Whilst conveyancing fees in Cromer will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a flood plain search, may be necessary.
With Quittance Conveyancing, there are no hidden fees or nasty surprises. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Cromer
In carrying out the conveyancing for a property buyer, a Cromer conveyancing solicitor will carry out due diligence on the property's title and report back to the purchaser and the mortgage lender (if applicable).
The buyer's lawyer will offer suggestions and advice once their enquiries are complete, find solutions to outstanding defects and other issues and register the new owner's title at the Land Registry.
The content below examines those parts of the legal process for conveyancing solicitors in Cromer necessitating specialist legal knowledge.
- Conveyancing solicitors in Fakenham
- Conveyancing solicitors in Holt
- Conveyancing solicitors in North Walsham
- Conveyancing solicitors in Norwich
- Conveyancing solicitors in Norfolk
Your Cromer conveyancing solicitor must be lender-approved
Homebuyers have a wide selection of lenders available, from a large lender such as Britannia, to a niche lender like Secure Trust. Before appointing a conveyancing solicitor in Cromer, you need to check that they are on the approved solicitor panel of your mortgage lender.
Your lawyer may be unable to act for your mortgage lender, because some banks and building societies are only happy to work with a restricted group of legal practices.
If this is the case, the lender will require a different legal firm to act in their interests, and you will usually need to pay this alternative solicitor's fees. This means the transaction could be delayed.
Our conveyancing solicitors can 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
North Norfolk District Council searches and other searches
Searches are enquiries made of various authorities by Cromer conveyancing solicitors to identify information and potential issues affecting the home you want to buy. They include:
- Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
- Environmental search - environmental issues that could adversely affect the property
- Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
- Chancel repair liability - describes the insurance to protect against any liability owed by Cromer properties for local parish repairs.
More specific searches, such as a tin mining search or a geological search, may also be recommended in the initial search results.
The typical lead time for property searches ordered from North Norfolk District Council is 9 weeks. Your lawyer could instead use faster personal searches.
Checking planning status
Office copies will also be ordered from HMLR by your conveyancing solicitor, helping to identify any planning issues. These issues could include discrepancies between the property boundaries and the title plan or that a restrictive covenant has been breached.
North Norfolk District Council Council Tax
North Norfolk District Council calculate council tax on Cromer homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a house in the North Norfolk District Council area in Band B would pay £1,362 per annum.
A conveyancing solicitor in Cromer will inform the buyer of the home's council tax band once 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 £1,022.
Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if the property is armed forces accommodation.
|Band||North Norfolk District Council Tax (2018)|
Can I challenge the council tax banding?
A homeowner can apply for their property to be reassessed. A refund may be due if the property is awarded a lower band. To challenge your banding contact:
Valuation Office Agency
St. Andrews Business Park
Stamp Duty on Cromer properties
SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).
Quittance's investment in the latest state-of-the-art case management system means that HMRC filing complications and objections are a thing of the past.
The following table illustrates stamp duty examples for typical properties in Cromer:
|Average sale price (February 2018)||Stamp Duty Land Tax|
|Average price (detached)||£295,000||£4,750.00|
|Average new build||£350,000||£7,500.00|
Stamp duty relief for first-time buyers in Cromer
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 relief up to £500,000 in some areas.
Conveyancing solicitors in Cromer should confirm the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Cromer
Buying a leasehold property can be challenging when compared to purchasing a freehold property. The many potential complications awaiting the unsuspecting purchaser can include:
- reversionary interests
- ground rent multipliers
- costly and undisclosed major works
- unfair clauses in the lease
If you intend to purchase a leasehold home, a experienced conveyancing solicitor in Cromer will consider potential leasehold issues, including :
- understanding regional and era-specific nuances of leases
- managing agent or landlord enquiries
- service charges
- buildings insurance apportionments
Our team of leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.
Buying a 'New Build' property in Cromer?
The average cost of a new build in Cromer is £299,997, (sce: Land Registry). 2 new build houses and flats have been bought in Cromer in 2018 so far.
The legal side of acquiring a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Cromer must be aware of local Cromer issues and should consider a range of factors, e.g. handling unreasonable delays and handling initial Land Registry registration.
Our specialist team of new build conveyancers deliver a specialist assessment of the legal title of the property, scrutinising contract considerations like unfair leasehold conditions and potential freehold acquisition traps.
Norfolk Conservation areas
Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, buying in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area constraints will affect your house.
Called Article 4 directions, these building controls may include:
- Limits on the use of non-traditional building materials
- A ban on uPVC window frames
- Restrictions on outbuildings and extensions
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 North Norfolk has designated conservation area status on certain areas of Cromer. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Cromer.
Conveyancing - Selling a property in Cromer
The conveyancing process on a sale of a home is generally simpler than when buying. During the sale of a house or flat, the burden lies entirely with the buyer to establish that the title of the property does not have any legal issues.
On the other hand, when selling, conveyancing solicitors in Cromer acting for the current owner only need to answer the buyer's solicitor's formal enquiries.
What could put the conveyancing process at risk?
Issues, such as missing planning permission or a landlord dispute on a leasehold property, can seriously threaten the sale process if ignored.
Property specialists will usually advise to vendors that they address any such problems immediately.
- 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
Read more sale conveyancing articles here.
Conveyancing for a leasehold property is significantly more involved in comparison with a freehold house.
Conveyancing solicitors in Cromer will also perform extra work, including applying for the last 3 years' service charge accounts, through to reserve fund details.
A seller should plan to instruct a property lawyer as soon as the decision is made to sell to reduce leasehold-related delays.
What if you are acting for the other side?
Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale. CLC-regulated conveyancers, however, can act for both the buyer and the seller.
If you are buying or selling a property in Cromer, and we are carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Cromer to carry out your conveyancing.0
Conveyancing - Remortgaging a property in Cromer
Although people consider remortgaging for a range of reasons, people generally remortgage to secure a preferential rate.
A good conveyancing solicitor in Cromer can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can play a key role in getting the mortgage rate you want.
It is crucial that the property lawyer carrying out the remortgage can also act for your preferred bank or building society. Quittance Conveyancing are on the panel for all major UK lenders, so whether you are changing to a variable-rate with the Halifax or to a joint mortgage with the Chelsea Building Society, we can assist.
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
Instant onlineconveyancing solicitor quote
Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Cromer home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.
Get a quote
Get a conveyancing solicitor quote for your Cromer property sale, purchase or remortgage.Get a quote online
or call us on 0800 612 0377
Compare solicitor quotes
Find out more about how to compare conveyancing solicitor quotes in 2018.Find out more
If you have any questions or would like to discuss your sale or purchase with an expert, email us at:
Ask a conveyancing expert
If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know: