Updated: October 12, 2018

Edenbridge conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Edenbridge

Conveyancing solicitor fees are paid conveyancing solicitors in Edenbridge for the legal work involved in moving home.

Do Edenbridge conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Edenbridge offer services on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no hidden fees. Your conveyancing quote will set out what fees you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as leasehold information packs or bankruptcy checks.

See: Complete list of conveyancing fees

How much will the total Edenbridge solicitor conveyancing fees be?

Conveyancing solicitor fees in Edenbridge will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, such as transport searches, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden fees. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Edenbridge

Recent changes to the law mean that a seller must now disclose issues concerning their property.

It remains, however, the duty of the conveyancing solicitor in Edenbridge to carry out due diligence on the property, make their "report on title", make practical suggestions and ensure the title is transferred to the new owner.

This section of the article considers the kinds of residential property which may involve additional risk for buyers looking for conveyancing solicitors in Edenbridge.

Your Edenbridge conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Edenbridge, you need to check that they can act for your chosen lender, whether you are obtaining a mortgage from the Barnsley Building Society, the Royal Bank of Scotland or any other lender.

Your lawyer may be unable to act for your chosen lender, because some mortgage lenders only accept a select panel of solicitors or licensed conveyancers.

Should this be the case, the lender will likely require an alternative legal firm to carry out the legal work, and you will be expected to pay this alternate lawyer's fees. This can mean the process takes much longer.

Neglecting to check the lender panel status of your lawyer could jeopardise the sale.

Our conveyancing solicitors can act for all mortgage providers.

Sevenoaks District Council searches and other searches

Residential property searches are carried out by Edenbridge conveyancing solicitors in order to identify problems that might have an impact on how much the property you intend to buy is worth.

Mortgagees also need certain searches to be purchased. Required searches will include:

  • Local Authority 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 - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - some Edenbridge property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Homebuyers will be made aware if your mortgage lender wants any further searches, e.g. a radon gas search or a more detailed environmental report.

Buyers should expect to wait approximately 11 weeks for searches obtained from Sevenoaks District Council, so your conveyancer will instead use a quicker local search agent.

Checking planning status

Official Entries will also be obtained by your conveyancing solicitor. This helps to find potential planning issues, for example discrepancies between the property boundaries and the title plan or restrictions that limit alterations.

Sevenoaks District Council Council Tax

The amount of council tax a homeowner in Edenbridge will pay to Sevenoaks District Council will depend on the property's value and the number of residents. E.g. the occupier of a Tax Band D property in the Sevenoaks District Council area would pay annual council tax of £1,776.

Conveyancing solicitors in Edenbridge will inform the purchaser of the home'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 (25%) would reduce the tax due to £1,332.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if you are a live in carer looking after someone who isn't a spouse or relative. A house or flat constructed after 1991 is assigned a banding by the Valuation Office Agency (VOA).

Band Sevenoaks District Council Tax (2018)
A £1,184
B £1,381
C £1,579
D £1,776
E £2,170
F £2,565
G £2,960
H £3,552

Is it possible to appeal?

In 2016/17, 40 council tax challenges were made, and 20 resulted in a reduction. To appeal contact:

Valuation Office Agency
First Floor
Warwick House
67 Station Rd
Redhill
RH1 1DL
Surrey

Stamp Duty on Edenbridge properties

SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125,000. The purchaser's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See Stamp Duty Land Tax examples for properties in Edenbridge:

  Average selling price (2017) Stamp Duty
Average price £452,359 £12,617.95
Average price (detached) £773,578 £28,678.90
Average new build £360,000 £8,000.00
Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not rented out. Following the example above, if a homeowner bought a second property in Edenbridge for the average price of £452,359 the SDLT would be £36,188.72.

Stamp duty relief for first-time buyers in Edenbridge

Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas.

Conveyancing solicitors in Edenbridge will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Edenbridge

New build site

The drawbacks associated with buying a leasehold property are a worry for leasehold property purchasers. Numerous legal issues could be awaiting an uninformed buyer, including:

  • unpaid service charges by the existing leaseholder
  • sub-letting restrictions
  • onerous covenants
  • increasing ground rents
Erroneous leasehold advice, from an inexperienced lawyer, could have serious financial implications.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Edenbridge will consider potential leasehold issues, for example service charges for relevant date periods, landlord/tenant disputes and dealing with freeholders.

Make sure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Edenbridge?

House being built

The average sale price of new build property in Edenbridge is £360,000. 3 new builds were purchased in Edenbridge last year.

Purchasing a new build home requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a Edenbridge conveyancing solicitor must be conscious of local Edenbridge considerations and must check a range of issues, including advising on mortgage offer flexibility for delayed completion and dealing with incomplete service connection agreements.

Our award-winning team of conveyancers are specialists in meeting short developer deadlines and new build purchases.

Conservation areas in Kent

Your conveyancing solicitor will check if the residential property you are intending to buy is in a conservation area in Edenbridge. If it is, the home could be affected by specific constraints. Referred to as Article 4 directions, these conditions may 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 authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.

Parts of Edenbridge lie within a Sevenoaks LPA-governed conservation area. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Edenbridge.

Conveyancing - Selling a property in Edenbridge

The legal work involved in a house sale is generally simpler than for a property purchase. The buyer's conveyancing solicitor undertakes a thorough legal appraisal on the legal title of your home, whereas conveyancing solicitors in Edenbridge acting for the vendor just gathers together any pertinent information and answers the buyer's questions .

What could jeopardise your sale?

A house or flat can be burdened by a broad spectrum of legal problems (e.g. restrictive covenants) that can derail the conveyancing process.

It is better not to hide from the issue and hope the buyer's solicitor won't notice - a better course of action will be to speak to an expert, square up to the issue(s), and find a solution as early as possible.

Further reading:

Read more sale conveyancing articles here.

Leasehold

The legal work for a leasehold property is a great deal more complex in comparison with a freehold house.

Conveyancing solicitors in Edenbridge will also need to carry out additional work, such as requesting an up-to-date service charge statement, through to details of any consents for alterations.

It is recommended that you contact a leasehold-specialist conveyancer as soon as possible to reduce delays.

What if Quittance is already acting for the other side?

SRA regulations ban the same solicitor from working on behalf of both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both sides.

If you are buying or selling a house or flat in Edenbridge, and we are acting for the other side, you could contact a local Edenbridge conveyancing solicitor firm to handle your legal work.

Local Edenbridge conveyancing solicitor directory

  • Parfitt Cresswell, 11 High Street, Edenbridge, Kent, TN8 5AB
  • Parfitt Cresswell T/A Jevons, Riley & Pope, 2c High Street, Edenbridge, Kent, TN8 5AG
  • Documents Plus Ltd, The Old Station, Hever, Edenbridge, Kent, TN8 7ER

Conveyancing - Remortgaging a property in Edenbridge

Saving money on a lower interest rate is the main reason that homeowners decide to switch lenders. There are other reasons, such as wanting a more flexible mortgage, or releasing capital.

A proactive conveyancing solicitor in Edenbridge will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a key consideration when securing your preferred rate.

In order to certify that the lender's investment is secured, the property lawyer handling your remortgage will need to 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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