Award-winning No Move, No Fee conveyancing for Frimley home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance's expert property lawyers deliver a specialist no sale - no fee service to property sellers and purchasers looking for conveyancing solicitors in Frimley and Surrey.
We offer guaranteed fixed conveyancing fees, and our commitment to proactive communication means you will always be informed about how your move is progressing.
If, for any reason at all, your sale or purchase does not complete our no move no fee promise means you won't incur any conveyancing solicitors' legal fees at all.
Frimley's most communicative conveyancing service
According to a survey by the Law Society, one in two of the people who took part in the study suggested that poor communication delayed their home move.
Regulators for Frimley conveyancing solicitors are concerned with the sector communicating better, and the client service charters of the CLC and the Law Society's CQS make explicit reference to better communication standards.
Despite attempts by regulators to address the issue, inadequate communication is perhaps the most frequent cause of complaints made against property lawyers.
Keeping you informed
Our Frimley conveyancing solicitors aim to provide you with an informative and proactive conveyancing service 7 days a week, using the communication method of your choice:
- Cheapest Frimley conveyancing solicitors fees
- Proactive updates by your preferred contact method (including SMS, phone and email)
- Handy, mobile-friendly case management technology
- Direct line of your conveyancing lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
Updated: October 12, 2018
Frimley conveyancing solicitor fees
No Move, No Fee conveyancing in Frimley
Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Frimley for handling the legal work for your move.
How are Frimley conveyancing fees calculated?
Some conveyancing solicitors in Frimley will work on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your conveyancing quote sets out what you will pay when your property transaction has completed.
Are there any other costs in addition to conveyancing fees?
You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as Stamp Duty or indemnity insurance.
How much will the total Frimley solicitor conveyancing fees be?
Frimley conveyancing solicitor fees will not vary. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as utilities searches, may be necessary and Local Authority Search fees can vary.
With Quittance Conveyancing, there are absolutely no hidden costs. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Frimley
Purchase conveyancing needs the Frimley conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from lost title deeds to commonhold issues affecting the mortgageability of the property.
The buyer's property lawyer will feed the results of their enquiries back to the purchaser, deal with any legal problems and ensure the title is transferred to the new owner.
The content below discusses elements of the legal process for conveyancing solicitors in Frimley where specialist conveyancing skills may be important.
Your Frimley conveyancing solicitor must be lender-approved
Whether you are obtaining a mortgage from the Family Building Society, Barclays Bank or any other lender, before instructing a Frimley conveyancing solicitor it is essential that you check that they are on the approved solicitor panel of your chosen lender.
Most banks and building societies are only happy to work with a restricted panel of solicitors or licensed conveyancers. If your solicitor can't act for your chosen lender, the lender will require a second firm to carry out the legal work.
The borrower will then have to cover this alternative lawyer's fees, and weeks could be added to the conveyancing process.
Quittance Conveyancing can perform the conveyancing for all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Surrey Heath Borough Council)
Property searches are enquiries made of various authorities by Frimley conveyancing solicitors to highlight issues affecting your new home.
Mortgagees will also require conveyancing search packs to be carried out. Required searches will include:
- Local Authority (LA) search - contains information about the property and surrounding area held by Surrey Heath Borough Council
- Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Chancel repair liability - there is a risk that some Frimley properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.
You will be notified if your lender requires any additional searches, such as a tin mining search or a commons registration search.
Surrey Heath Borough Council has an estimated lead time of 5 weeks for Local Authority searches, so faster personal searches will be preferred.
The conveyancing solicitor acting for the buyer also retrieves office copies from HMLR. This will help to identify planning issues, for example right of access issues or discrepancies with the filed plan.
Surrey Heath Borough Council Council Tax
Surrey Heath Borough Council calculate your council tax based on a variety of factors e.g. the square footage of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). E.g. a home in the Surrey Heath Borough Council area in Tax Band D would pay £1,880 per annum.
Frimley conveyancing solicitors will inform the buyer of the home'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 £1,410.
Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or for spouses of students who are not British.
|Band||Surrey Heath Borough Council Tax (2018)|
Is your new home in the wrong band?To challenge your banding contact:
Valuation Office Agency
Walnut Tree Close
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 10 resulted in a reduction.
Stamp Duty on Frimley properties
If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable.
Quittance use smart case management systems to ensure that mistakes are not made on the SDLT process.
See SDLT examples for homes in Surrey:
|Average sale price (2017)||SDLT|
|Average price (detached)||£859,596||£32,979.80|
|Average new build||£466,600||£13,330.00|
Stamp duty relief for first-time buyers in Frimley
Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.
Frimley conveyancing solicitors will confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Frimley
Buying a leasehold property if you are unaware of the implications can be risky. Unreasonable ground rents, marriage value issues and overpriced managing agent packs are only some of the many common complications awaiting an uninformed purchaser.
A specialist conveyancing solicitor in Frimley will investigate aspects of the leasehold purchase, including :
- sometimes ancient and arcane lease documents
- reviewing correspondence between the freeholder and leaseholder
- possible service charge shortfalls
- insurance reinstatement covenants
Make sure that you are fully-informed regarding your planned purchase - Get in touch with our leasehold conveyancing solicitors on 0800 612 0377 today.
Buying a 'New Build' property in Frimley?
Based on local HM Land Registry statistics, 93 new build houses and flats have been bought in Frimley in 2018 so far. The average purchase price of new builds in Frimley is £462,933.
Buying a new build can be more complex than any other type of conveyancing. To prevent difficulties arising a Frimley conveyancing solicitor must be conscious of local issues and needs to consider a range of factors, including advising on mortgage offer flexibility for delayed completion and handling initial Land Registry registration.
Our highly qualified new build conveyancing team specialise in helping the buyer get the best possible purchase terms and working to tight developer deadlines.
Surrey Conservation areas
When carrying out the conveyancing for a purchase in Frimley, a conveyancing solicitor will need to check whether the property is in one of Frimley's conservation areas. If it is, the property could be affected by certain restrictions. These restrictions may include:
- Restrictions on the use of cladding
- Restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Frimley's conservation areas.
Conveyancing - Selling a property in Frimley
The legal side of a house sale usually requires less work than for a purchase. The purchaser must carry out extensive due diligence on the home, whereas conveyancing solicitors in Frimley acting for the vendor merely collates requested paperwork (e.g. warranties and certificates) and responds to enquiries made by the buyer's solicitor .
What could go wrong?
Hurdles, like not having full title, have the capacity to threaten your home move if not dealt with promptly.
Don't put off finding a solution and hope any such problems will go away - a better course of action will be to speak to an expert, face the issues head on, and find a solution as early as possible.
- 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 helpful advice for sellers here.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold property is much more protracted than for a freehold property.
Conveyancing solicitors in Frimley will also carry out additional work, such as collating the latest service charge and ground rent statement, through to the memorandum of articles of association (if applicable).
It is recommended that the vendor contacts a leasehold expert as soon as the property is marketed, if not before, to reduce delays.
What if Quittance is acting for the other side?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, SRA rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase.
You may wish to contact a law firm in Frimley to undertake your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.
Local Frimley conveyancing solicitor directory
- MB Legal Services Ltd, Lyons House, 2 Station Road, Frimley, Surrey, GU16 7JA
Conveyancing - Remortgaging a property in Frimley
Whilst homeowners consider remortgaging for a range of reasons, people generally remortgage to get a better interest rate.
An efficient conveyancing solicitor in Frimley 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.
To ensure that the lender's interests are protected, the property lawyer handling your remortgage will represent both you and the bank or building society.
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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