Award-winning No Move, No Fee conveyancing for Dartford home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying or selling a home and need conveyancing solicitors in Dartford, our award-winning no sale - no fee property lawyers are here to help.
Quittance Conveyancing offer guaranteed fixed conveyancing fees, and you will always stay informed about the progress of your move, thanks to our focus on better communication.
Our no move no fee guarantee means that if your move does not go ahead, you won't incur any conveyancing solicitors' legal fees.
Dartford's most communicative conveyancing service
According to a survey commissioned by Veyo, a third of the home buyers asked reported that they were not kept up to speed by the [solicitor].
The consumer service directives of both the Conveyancing Quality Scheme (CQS) and the CLC are concerned with the issue of low standards of conveyancing solicitor communication.
Despite this, a survey commissioned by the Conveyancing Association indicated that one quarter of home purchases and sales do not complete successfully as the result of inadequate communication.
Keeping you in the loop
Our Dartford conveyancing solicitors deliver the most informative and proactive conveyancing service in the UK. We deliver to you the answers you need wherever you are, using your preferred contact method, every day of the week:
- Lowest Dartford conveyancing solicitors fees
- Your conveyancer's personal extension numbers
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Regular progress updates via SMS, phone and email
- Innovative technology to track your case
Updated: October 12, 2018
Dartford conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Dartford
Conveyancing solicitor fees are paid your Dartford conveyancing solicitor for carrying out the legal work for a property transaction.
Do Dartford conveyancing solicitors work on a fixed fee basis?
We work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Dartford who carry out the legal work on a cost per hour basis. Your conveyancing quote will explain exactly what you will be charged when your house or flat sale completes.
Besides conveyancing fees, what other costs are there?
On top of the conveyancing fees you will also need to budget for 'disbursements'.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as landlord's notice fees or bankruptcy checks.
How much will the total Dartford solicitor conveyancing fees be?
Though conveyancing fees in Dartford will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, Local Authority Search fees can vary and specific extra searches, e.g. a flood plain search, may be necessary.
For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Dartford
There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.
It remains, however, the duty of a Dartford conveyancing solicitor to investigate the property, so that they can feed the results of their enquiries back to the buyer, find solutions to outstanding defects and other issues and ensure that the change of ownership is registered at the Land Registry.
This section of the article considers those areas of the legal process for conveyancing solicitors in Dartford that warrant specialist knowledge.
- Conveyancing solicitors in Gillingham
- Conveyancing solicitors in Gravesend
- Conveyancing solicitors in Swanley
- Conveyancing solicitors in Kent
Your Dartford conveyancing solicitor must be lender-approved
Irrespective of whether your mortgage is with a major lender like NatWest or a financial institution such as the Harpenden Building Society, before selecting a conveyancing solicitor in Dartford you need to check that they are on the approved solicitor panel of your chosen lender.
Many banks and building societies are only prepared to work with a select panel of firms. If a solicitor is not on the panel of your chosen lender, the lender will require an alternative legal firm to complete the legal work.
The buyer will usually need to pay this alternate lawyer's fees and significant delays to your move could occur.
Quittance Conveyancing are approved to act for 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
Residential Property Searches (Dartford Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are questions asked of various bodies by Dartford conveyancing solicitors to give details about the property being purchased.
Searches are carried out primarily to meet the mortgage lender's criteria, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Your conveyancer will tell you if your chosen lender needs any more searches, e.g. an HS2 search or an energy search.
The approximate delivery time for conveyancing searches provided by Dartford Borough Council is 4 weeks, so faster personal searches will be preferred.
Official Entries will also be ordered from HM Land Registry by your conveyancing solicitor, helping to identify any issues, such as the title plan showing only very general boundaries or neighbours' rights of access.
Dartford Borough Council Council Tax
The council tax paid by a homeowner is based on various factors including the property's whereabouts and the value of the property as determined by the VOA in 1991. For example, the occupier of a Tax Band C home in the Dartford Borough Council area would pay annual council tax of £1,501.
Conveyancing solicitors in Dartford will inform the buyer of the property's tax band once they are themselves notified.
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 £1,126.
Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch. A property constructed after 1991 is assigned a banding by the Valuation Office Agency.
|Band||Dartford Borough Council Tax (2018)|
Can I lower my band?
The Valuation Office Agency should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Stamp Duty on Dartford properties
The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable.
Quittance Conveyancing use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.
See stamp duty examples for properties in Dartford:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£518,469||£15,923.45|
|Average new build||£342,426||£7,121.30|
Stamp duty relief for first-time buyers in Dartford
As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.
Dartford conveyancing solicitors should confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Dartford
Purchasing a leasehold house or flat if you don't know what you are getting into is risky. Numerous technical issues may be lying in wait for the unsuspecting purchaser, including:
- unfair clauses in the lease
- ground rent multipliers
- costly and undisclosed major works
A expert conveyancing solicitor in Dartford will consider possible leasehold issues, including :
- understanding regional and era-specific nuances of leases
- service charge records from the last three years
- dealing with landlords
- proposed major works (Section 20 notices)
- managing agent memoranda and articles of association
Make sure that you are fully-informed regarding your decision to buy a leasehold property - Get in touch with our specialist leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Dartford?
The average cost of Dartford new build homes is £374,081. 18 brand new properties have been bought in Dartford in 2018 so far.
Acquiring a new build is considerably more complicated than buying a 'secondhand' home. To prevent difficulties arising a conveyancing solicitor in Dartford must be conscious of Dartford-specific factors and must look into numerous things, such as handling deposits and investigating road and drainage issues.
Our expert new build team provide an expert appraisal of the legal title of the house or flat, and in particular concerns ranging from the home's subsequent marketability to an assessment of other risks, such as contaminated land hazards.
Kent Conservation areas
Your conveyancing solicitor will need to confirm if the home you are buying is in a conservation area in Dartford. If it is, the house could be affected by certain conditions. These building controls, referred to as Article 4 Directions, could include restrictions on the removal of chimneys, restrictions on the erection of outbuildings or general restrictions governing the use of unsympathetic materials.
The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.
Conservation areas in Dartford include Red Street, Church Hill and Hook Green. Your conveyancing solicitor will address whether your planned purchase is located one of Dartford's conservation areas.
Conveyancing - Selling a property in Dartford
The legal side of a house sale is much easier than when buying. The buyer's conveyancer will have to go through detailed research on your home, whereas conveyancing solicitors in Dartford acting for the seller mostly just collates requested paperwork (e.g. warranties and certificates) and replies to the solicitor's standard and additional enquiries .
How to reduce the risk of an abortive sale
Obstacles, like a landlord dispute on a leasehold property, can potentially slow or frustrate the sale conveyancing process if not handled appropriately.
Property experts will almost always suggest to sellers that they face any such problems head on and fix them.
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
- Subsidence? What to do before selling your home
Read more sale conveyancing articles here.
Conveyancing for a leasehold flat or house is significantly more specialised in comparison with a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Dartford must undertake additional tasks, such as getting an up-to-date service charge statement, through to a copy of any notices served on the leaseholder.
To reduce delays, it is strongly advised that you instruct leasehold-specialist property lawyer as soon as possible, and preferably before going on the market,.
What if your conveyancing solicitors are acting for the other side?
Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.
If you are buying or selling a house or flat in Dartford, and a Quittance solicitor is carrying out the legal work for the other side, you could contact a property solicitor firm in Dartford to carry out your legal work.
Local Dartford conveyancing solicitor directory
- Thomson Snell & Passmore LLP, Corinthian House, Galleon Boulevard, Crossways Business Park, Dartford, Kent, DA2 6QE
- Martin Tolhurst Partnership LLP, 3, Bullace Lane, Dartford, Dartford, Kent, DA1 1BB
- Apex Abs Limited, 22 The Base, Victoria Road, Dartford, Kent, DA1 5FS
- Buss Murton Law LLP, 2 Banks Place, Market Place, Dartford, Kent, DA1 1EX
- Cook Taylor Woodhouse Limited, 12 High Street, Dartford, Kent, DA1 1BY
Conveyancing - Remortgaging a property in Dartford
By far the most common reason homeowners remortgage their home is to benefit from a lower interest rate. There are a number of other reasons to consider remortgaging, for example wanting to overpay when the lender refuses, or releasing funds to help pay for home improvements.
An efficient conveyancing solicitor in Dartford will complete the conveyancing quickly, meaning you move to your lower rate sooner. With rate rises hard to predict, fast conveyancing can be a crucial factor in securing your preferred rate.
Your property lawyer must also be able to act on behalf of your preferred mortgage lender. Our conveyancing team are on the panel for all major UK lenders. So whether you are changing to an offset mortgage with the Bank of Scotland or to a long-term fixed mortgage with the Chelsea Building Society, our remortgage team 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
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