Award-winning No Move, No Fee conveyancing for Harborough home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our expert no sale, no fee property lawyers help property buyers and sellers looking for conveyancing solicitors in Harborough and across Leicestershire.
Quittance offer 100% fixed conveyancing fees, and because we are committed to proactive communication between all parties, you will always be kept in the loop about the legal side of your move.
If, for any reason at all, your home move does not proceed our no move no fee service means you will not have to pay any conveyancing solicitors' legal fees.
Harborough's most communicative conveyancing service
A lack of solicitor firm communication can be one of the most trying parts of moving home.
Proactive conveyancing solicitor communication is so important to an efficient move that the Council for Licensed Conveyancers (CLC) Client Charter is geared towards it.
Nonetheless according to a survey carried out by OnePoll, 23% of property deals fall through as the result of poor communication.
Keeping you in the loop
Quittance Conveyancing's Harborough conveyancing solicitors aim to offer the UK's most communicative and client-friendly conveyancing service. We deliver to you the answers you need by email, phone and via our case management app, 7 days a week:
- Best Harborough conveyancing solicitor fees
- Your dedicated conveyancing lawyer's direct line and contact details
- Frequent status notifications by smartphone, tablet and PC
- State of the art case handling technology
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Updated: October 12, 2018
Harborough conveyancing solicitor fees
No Move, No Fee conveyancing in Harborough
Conveyancing solicitor fees are the amounts you pay to your Harborough conveyancing solicitor for carrying out the legal work for a property transaction.
Are Harborough conveyancing fees and costs fixed?
Some conveyancing solicitors in Harborough carry out the legal work on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a fixed No Move, No Fee basis, with no hidden fees. Your quote will set out what you will pay when your sale or purchase completes.
Are there any other costs?
You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as indemnity insurance or Land Registry fees.
How much will conveyancing in Harborough cost in total?
Whilst conveyancing fees in Harborough will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, such as transport searches, may be necessary and Local Authority (LA) Search fees will vary.
For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Harborough
In carrying out the conveyancing for the purchase of a house or flat, the conveyancing solicitor in Harborough will look into the property's title and report back to the purchaser and the mortgage lender (if applicable).
The buyer's property lawyer will give advice once their enquiries are complete, find solutions to outstanding defects and other issues and make sure that the title is registered in the name of the new buyer.
This part of the article provides useful information for people looking for conveyancing solicitors in Harborough for a purchase.
- Conveyancing solicitors in Coalville
- Conveyancing solicitors in Hinckley
- Conveyancing solicitors in Leicester
- Conveyancing solicitors in Wigston
- Conveyancing solicitors in Leicestershire
Your Harborough conveyancing solicitor must be lender-approved
Irrespective of whether your mortgage is with a less common lender like Coutts or a major lender such as TSB, before instructing a Harborough conveyancing solicitor you need to check that they are approved by your lender.
Your lawyer may not be able to carry out the legal work for your lender, because some lenders only accept a select panel of law firms.
If this is the case, the lender will require an alternative solicitor firm to act in their interests, and you will then have to cover this substitute lawyer's costs. Handling paperwork and correspondence with this additional party can delay the process.
Quittance Conveyancing are on the panel of all mortgage 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 (Leicester City Council)
Property searches are questions submitted to a number of authorities by Harborough conveyancing solicitors to help uncover relevant information about the home you want to buy. They include:
|Local Authority (LA) search||includes a list of planning decisions that could affect the property|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.|
|Chancel repair liability||some Harborough property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.|
More specialised searches, such as a radon gas search or a ground stability report, may also be recommended in the initial LA and Environmental searches.
Property purchasers could experience a delay of roughly 7 weeks for conveyancing searches from Leicester City Council, so faster personal (as opposed to official) searches will be recommended.
Official Entries will also be obtained from HM Land Registry by your conveyancing solicitor, helping to evidence any issues. Examples of these include a restrictive covenant against certain alterations or the title plan showing only very general boundaries.
Leicester City Council Council Tax
Leicester City Council calculate your council tax based on various criteria such as the layout of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance a home in the Leicester City Council area in Valuation Band C would pay £1,574 per annum.
Conveyancing solicitors in Harborough will inform a purchaser of the home's council tax band as soon as they are made aware.
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 £1,181.
Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is occupied by someone who is seriously mentally impaired.
|Band||Leicester City Council Tax (2018)|
Are you paying more than you should?
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made, and 10 saw a reduction. To appeal contact:
Valuation Office Agency
86-92 Regent Rd
Stamp Duty on Harborough properties
Stamp Duty Land Tax is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.If a home is purchased for £125k or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty.
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management system to ensure that SDLT is paid immediately after completion.
See examples for average Harborough properties:
|Average selling price (2018 to date)||Stamp Duty|
|Average price (detached)||£375,466||£8,773.30|
|Average new build||£315,904||£5,795.20|
Stamp duty relief for first-time buyers in Harborough
Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas. If you own another home you will be subject to a surcharge of 3%. So if a second property was bought for £288,998 then the SDLT total will be £23,119.84.
Harborough conveyancing solicitors should confirm the right amount is calculated.
Buying a flat? Leasehold conveyancing in Harborough
It is risky to buy a leasehold house or flat if you are unaware of the facts. Ground rent multipliers, undisclosed major works and onerous covenants are only some of the frequent complications lying in wait for the unsuspecting purchaser.
If you are planning to buy a leasehold property, a specialist conveyancing solicitor in Harborough will address aspects of leasehold, for example managing agent or landlord enquiries, reviewing the lease itself (some documents can be centuries old) and flats in the same block with disparity between their leases.
Quittance Conveyancing's leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Harborough?
23 new build properties have been bought in Harborough in 2018 so far, according to information compiled by HM Land Registry. The average value of Harborough new build properties is £315,904.
Acquiring a new build property can be complicated compared to other types of conveyancing. To avoid potential problems a Harborough conveyancing solicitor must be conscious of Harborough-specific considerations and should check a range of issues, e.g. handling deposits and verifying rights of easements.
Quittance Conveyancing deliver an accurate and truly independent assessment of the legal status of the property, with a close eye on considerations ranging from unreasonable leasehold terms to possible freehold acquisition traps.
Conservation areas in Leicestershire
Whether you are planning to buy an 18th century stone cottage or an Edwardian house, if the home is in a designated conservation area, any planned alterations to the home might not be allowed by Leicester City Council.
Referred to as Article 4 directions, these building controls could include restrictions on the addition of boundary walls, limitations on new outbuildings or restrictions on the addition of flues and soil vent pipes.
The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.
Conservation areas in Harborough include Lutterworth, Kibworth Harcourt and Foxton. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Harborough's conservation areas.
Conveyancing - Selling a property in Harborough
The legal work involved in a sale of a home is simpler than for a purchase. For a house purchase, caveat-emptor' means that the onus is on the buyer to make sure that the title of the property they are buying does not have any legal issues.
On the other hand, when selling, conveyancing solicitors in Harborough acting for the person selling need only answer the buyer's solicitor's questions.
How to minimise the risk of your sale falling through
Homes can be burdened by numerous problems (e.g. previous or historic subsidence or a landlord dispute on a leasehold property) which could prolong a purchase for weeks (or more).
Don't put off finding a solution and hope the buyer's solicitor won't notice. Instead, you should seek out professional help and deal with it at the earliest stage.
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
- Dispute with a freeholder? What to do before selling your home
For more conveyancing advice for sellers click here.
Leasehold conveyancing for a sale
The conveyancing process for a leasehold flat is much more time-consuming than for a freehold house.
Conveyancing solicitors in Harborough will also carry out additional work, and this could include liaising with the management company to obtain detailed managing agent information, through to reserve fund details.
It is recommended that the vendor contacts a leasehold expert as soon as is practicable to help contain and resolve any delays.
What if Quittance conveyancers are acting for the other side?
Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a property sale. However, conveyancers who are regulated by the CLC, can act for both sides.
You may want to instruct a property solicitor firm in Harborough to carry out your conveyancing, if a Quittance solicitor is doing the legal work for the other side.0
Conveyancing - Remortgaging a property in Harborough
People remortgage their home for a variety of reasons, for example the existing lender having refused a payment holiday, or releasing funds to help pay for home improvements. The main reason, however, is to benefit from a lower interest rate.
A proactive conveyancing solicitor in Harborough will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing your preferred rate.
To ensure that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and your new lender.
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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