Award-winning No Move, No Fee conveyancing for Daventry home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We offer guaranteed fixed conveyancing fees, and our focus on enhanced communication means you will always stay informed about the legal side of your move.
Whether you are buying or selling a home, and need conveyancing solicitors in Daventry, our award-winning No Sale, No Fee property lawyers can help.
In the event that your property sale or purchase does not ultimately go ahead our no sale no fee service means you won't have to pay any conveyancing solicitors' fees.
Daventry's most communicative conveyancing service
According to a home owner poll conducted by the Law Society, one in two of those asked suggested that poor communication unnecessarily delayed their home move.
The official regulators of Daventry property solicitors are particularly focused on promoting better communication standards, and the customer service charters of the Council for Licensed Conveyancers and the Law Society's 'Conveyancing Quality Scheme' make pointed reference to communication standards.
In spite of this, poor communication is one of the most frequent complaints made by homemovers.
Keeping you informed
Our Daventry conveyancing solicitors aim to deliver to you a dedicated and proactive property legal service using your preferred method of communication, every day of the week:
- Lowest Daventry conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
- Your conveyancer's email address and DDI
- View your complete case online
- Real-time progress updates by SMS, phone and email
Updated: October 12, 2018
Daventry conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Daventry
Conveyancing solicitor fees will be paid your Daventry conveyancing solicitor for the legal work for a home sale or purchase.
How are Daventry conveyancing fees calculated?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Daventry who will work on an hourly rate. Your quote explains what you will pay when your house or flat sale completes.
Are there any other costs?
On top of the conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like office copies or Land Registry fees.
How much will conveyancing in Daventry cost in total?
While conveyancing fees in Daventry will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a Coal Authority search, may be needed.
With Quittance, there are no hidden fees or surprises in the small print. For a standard sale or purchase, 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 Daventry
There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.
It is, however, still the duty of a conveyancing solicitor in Daventry to investigate the property, so that they can report back in detail to the buyer and the lender, deal with any legal issues and ensure that the change of ownership is registered at the Land Registry.
This part of the article provides recommendations for people who need conveyancing solicitors in Daventry for a purchase.
- Conveyancing solicitors in Coventry
- Conveyancing solicitors in Northampton
- Conveyancing solicitors in Rugby
- Conveyancing solicitors in Wellingborough
- Conveyancing solicitors in Northamptonshire
Your Daventry conveyancing solicitor must be lender-approved
Irrespective of whether your mortgage is with a niche mortgage lender like Ulster Bank or a large lender such as RBS, before instructing a conveyancing solicitor in Daventry it is critical that you make sure that they can act in the interests of your chosen lender.
Quite a few banks and building societies will only accept a selected list (their 'panel') of law firms. If your solicitor is not on the panel of your chosen lender, the lender will likely require an alternative solicitor firm to complete the legal work.
The home buyer will be expected to pay this second solicitor's fees, and the conveyancing process can take much longer.
Quittance Conveyancing are approved to act for all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Daventry District Council)
Property searches are applied for by Daventry conveyancing solicitors to help spot planning, development and environmental issues that could possibly reduce the value of the property you intend to buy. They include:
|Local Authority (LA) search||covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.|
|Drainage & Water search||identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.|
|Environmental search||shows whether the surrounding environment is suitable for the purchaser|
|Chancel repair liability||some Daventry property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.|
More pertinent searches, such as a tin mining search or a commons registration search, may also be recommended in the initial LA and Environmental searches.
Buyers should anticipate a wait of around 12 weeks for conveyancing searches obtained from Daventry District Council. Faster personal searches (as opposed to official LA searches) will therefore be recommended.
Ensuring planning permission is in place
Official Entries (or 'office copies') will also be sourced from the Land Registry by the conveyancing solicitor acting for the purchaser. This will help to highlight planning issues, such as that a restrictive covenant has been breached or the title plan showing only very general boundaries.
Daventry District Council Council Tax
As a homeowner in Daventry, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, for an average Band D residential property in Daventry, the council tax payable would be £1,691.
Conveyancing solicitors in Daventry will inform the buyer of the property's tax band as soon as they are notified.
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 £1,268.
Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or if an occupier is a student nurse. A new property is assessed by the Valuation Office Agency (VOA) and allocated a council tax band.
|Band||Daventry District Council Tax (2018)|
Is it possible to reduce my council tax band?
The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:
Valuation Office Agency
59-77 Sheep St
Stamp Duty on Daventry properties
Submitting the SDLT1 form to HM Revenue and Customs (HMRC) is difficult and time consuming. The majority of purchasers get their conveyancing solicitor to do it for them.SDLT will have to be paid by the property purchaser on properties sold for more than £125,000.
Quittance's investment in the latest case management system means that HMRC filing complications are a thing of the past.
See table below for SDLT examples for homes in Daventry:
|Average selling price (2017)||SDLT|
|Average price (detached)||£394,210||£9,710.50|
|Average new build||£328,166||£6,408.30|
Stamp duty relief for first-time buyers in Daventry
First-time buyer stamp duty relief is available on property purchases below £300k. If you already own another home , anywhere in the world you will be subject to an SDLT surcharge of 3%. Therefore, if a homeowner in Daventry bought a second home for the average price of £301,989 the SDLT would be £24,159.12.
Daventry conveyancing solicitors should ensure their client pays the right amount.
Buying a flat? Leasehold conveyancing in Daventry
The risks of buying a leasehold house or flat in the UK have been well chronicled in the papers. Numerous technical obstacles may be awaiting the unsuspecting buyer, including:
- onerous covenants
- costly and undisclosed major works
- absent freeholders
- exponential ground rents
If you intend to buy a property with a lease, a experienced conveyancing solicitor in Daventry will investigate aspects of the leasehold purchase, such as dealing with landlords, sometimes ancient and arcane lease documents and flats with varying lease terms.
Ensure that you are fully-informed regarding your planned purchase - You can call our leasehold conveyancing solicitors on 0800 612 0377 today.
Buying a 'New Build' property in Daventry?
The average purchase price of a new build home in Daventry is £348,460, according to data sourced by HMLR. 21 brand new properties have been bought in Daventry in 2018 so far.
A new-build conveyancing solicitor in Daventry needs to be conscious of both local issues and the complications associated with new build, including checking that any contracts allow for future 'common parts' maintenance and ensuring that new build mortgage conditions are met.
Our award-winning new build team specialise in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.
Conservation areas in Northamptonshire
Whether you are planning to buy an 18th century stone cottage 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 Daventry District Council.
These constraints could include:
- Restrictions on the use of cladding
- Restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
If a property is in breach, the local authority could order the owner to pay for the work needed to make the home compliant, even if the changes were made by the previous owner.
Conservation areas in Daventry include Everdon, Cottesbrooke and Badby. Your conveyancing solicitor will address whether your planned purchase is located one of Daventry's conservation areas.
Conveyancing - Selling a property in Daventry
The legal process for a house sale is more straightforward than for a purchase. The buyer's conveyancing solicitor carries out a thorough investigation on the property, whereas conveyancing solicitors in Daventry acting for the seller merely gathers information relating to the property and replies to the solicitor's standard and additional enquiries .
What could jeopardise your property sale?
Hurdles, like problems with a party wall agreement, can derail your move if they are ignored.
You shouldn't bury your head in the sand as it is the buyer's solicitor's job to spot problems. Get advice and attempt to resolve it as soon as you can.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- What to do if selling a home without planning permission
Read more conveyancing advice for sellers.
Sale conveyancing for a leasehold property
The legal work for a leasehold flat is quite a lot more involved compared to a freehold house.
Leasehold complexity involves additional work on the part of conveyancing solicitors in Daventry, and this could include obtaining all relevant freeholder information, through to details of any consents for alterations.
In order to resolve any leasehold issues faster, it is strongly advised that the seller instruct a solicitor as soon as the decision is made to sell.
What if Quittance conveyancers are acting for the other side?
CLC-regulated conveyancers can act for both the buyer and the seller. However, SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.
You can contact a property solicitor firm in Daventry to handle your legal work, if we are doing the legal work for the other side.
Local Daventry conveyancing solicitor directory
- Rollasons Solicitors LLP, Scully House, 9 New Street, Daventry, Northamptonshire, NN11 4BT
- Woodcock & Thompson, Foundry House, 53a High Street, Daventry, Northamptonshire, NN11 4BQ
- Patel & Co, 5 Brook Street, Daventry, Northamptonshire, NN11 4GG
- Simply Conveyancing Property Lawyers, 3 Caxton Close, Daventry, Northamptonshire, NN11 8RT
- Alsters Kelley LLP, 1b Daventry Street, Southam, Warwickshire, CV47 1PH
Conveyancing - Remortgaging a property in Daventry
Reducing monthly repayments by finding a lower interest rate is primarily why homeowners decide to switch lenders. There are other reasons, including getting on to a new fixed-rate deal, or releasing capital to pay off other debts.
An efficient conveyancing solicitor in Daventry will complete the conveyancing quickly, meaning you move to your lower rate sooner. With rate rises anticipated, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.
The property lawyer will need to act for both you and the mortgage lender, in order to confirm the lender's investment is secured.
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 Daventry 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 Daventry 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: