Updated: October 12, 2018

Hatfield conveyancing solicitor fees

No Move, No Fee conveyancing in Hatfield

Conveyancing solicitor fees will be paid to conveyancing solicitors in Hatfield for carrying out the legal work for a property transaction.

Do Hatfield conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Hatfield who will work on an hourly rate. Your quote sets out all fees and disbursements you will need to pay when your property transaction has completed.

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 property searches or office copies.

See: Complete list of conveyancing fees

How much will the total Hatfield solicitor conveyancing fees be?

Whilst conveyancing fees in Hatfield will be the same as anywhere else in the UK, the disbursements required can vary. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. Work out the conveyancing fees for your move, with our conveyancing 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 Hatfield

Purchase conveyancing will need the Hatfield conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. missing easements) to a boundary dispute affecting the mortgageability of the property.

The conveyancer will feed the results of their enquiries back to the purchaser and their mortgage lender, deal with any legal issues and confirm that the Land Registry's record of the property is updated.

This article provides recommendations for buyers looking for conveyancing solicitors in Hatfield.

Your Hatfield conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a financial institution like the Holmesdale Building Society, to a major lender such as the Nationwide Building Society. Before selecting a conveyancing solicitor in Hatfield, whoever you choose, it is essential that you check that they can act for your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some mortgage lenders are only prepared to work with a select list (referred to as a 'panel') of solicitors or licensed conveyancers that meet stringent standards.

If that is the case, the lender will need a different solicitor firm to act in their interests, and you will usually need to pay this alternate solicitor's fees. This can mean the process takes much longer.

Delays can be caused by failing to confirm your property lawyer's lender panel status.

Our conveyancing solicitors can perform the conveyancing for all lenders.

Searches (Welwyn Hatfield Council)

Residential property searches are questions asked of various bodies by Hatfield conveyancing solicitors to give details about your planned purchase.

Banks and building societies also need to see property searches to be carried out. Required searches will include:

  • Local Authority search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - there is a risk that some Hatfield properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Further searches, such as a highways authority search or an energy search, may also be referred to following the initial searches.

The average turnaround time for LA searches delivered by Welwyn Hatfield Council is 6 weeks, so faster personal (as opposed to official) searches will be recommended.

Planning permissions

The buyer's conveyancing solicitor will also order official entries from HM Land Registry. This will help to highlight any planning issues. These issues could include the breach of a restrictive covenant or outbuildings missing from the title plan.

Welwyn Hatfield Council Council Tax

The council tax paid by a homeowner is based on a number of criteria that include the square footage of the property and the value of the property. For instance the occupier of a Band E residential property in the Welwyn Hatfield Council area would pay annual council tax of £2,115.

Conveyancing solicitors in Hatfield will inform the buyer of the property's band once 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 reduces the tax due to 75% which would equal £1,586.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if an occupier is a student nurse.

Band Welwyn Hatfield Council Tax (2018)
A £1,154
B £1,346
C £1,538
D £1,730
E £2,115
F £2,500
G £2,884
H £3,461
To appeal contact:

Valuation Office Agency
St. Peters House
45 Victoria St
St. Albans
AL1 3WZ
Hertfordshire

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 10 saw a subsequent reduction.

Stamp Duty on Hatfield properties

SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

If a residential property is valued at over £125,000, the buyer usually must pay stamp duty.

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

See table below for Stamp Duty Land Tax examples for properties in Hatfield:

  Average selling price (2017) Stamp Duty Land Tax
Average price £466,646 £13,332.30
Average price (detached) £732,546 £26,627.30
Average new build £216,542 £1,830.84

Stamp duty relief for first-time buyers in Hatfield

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas. Homeowners must pay a higher rate of SDLT when purchasing a second property. For example, if a homeowner bought a second property in Hatfield for the average price of £466,646 the stamp duty would be £37,331.68.

Conveyancing solicitors in Hatfield will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Hatfield

New build site

Over 100,000 property owners in the UK are trapped in leases with unreasonable lease clauses. The numerous common problems lying in wait for the unsuspecting buyer can include:

  • marriage value issues
  • increasing ground rents
  • unpaid service charges by the existing leaseholder
Misguided leasehold advice, from a conveyancing solicitor with limited leasehold experience, could have serious financial implications.

A experienced conveyancing solicitor in Hatfield will address aspects of leasehold, for example :

  • understanding regional and era-specific nuances of leases
  • service charge records from the last three years
  • dealing with landlords
  • managing agent memoranda and articles of association

Make sure that you are fully-informed regarding your planned purchase - Contact our leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Hatfield?

New build building site

Based on local Land Registry statistics, the average price for Hatfield new build homes is £216,542. 24 new builds were purchased in Hatfield last year.

A new-build conveyancing solicitor in Hatfield needs to be conscious of both local Hatfield factors as well as the specific issues associated with new build, such as spotting incomplete agreements for roads and sewers and dealing with lender conditions.

Our expert new build team provide an expert assessment of the legal status of the property, looking out for concerns ranging from onerous leasehold conditions to an assessment of other risks, such as regional infrastructure development.

Conservation areas in Hertfordshire

Whether you are buying a character cottage or a Victorian detached house, if the house is in an officially designated conservation area, any planned alterations to the house may not be accepted by Welwyn Hatfield Council.

These constraints, called Article 4 Directions, can include:

  • A prohibition on roof terraces
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Your conveyancing solicitor will address whether your planned purchase is located one of Hatfield's conservation areas.

Conveyancing - Selling a property in Hatfield

Conveyancing for a sale of a home usually requires less work than for a property purchase. The buyer undertakes thorough due diligence on the property, whilst conveyancing solicitors in Hatfield acting for the seller effectively just answers the buyer's questions.

What measures can you take to minimise the risk of your sale falling through?

Issues, such as where the property differs from the title plan or not having a building regulations completion certificate, have the potential to slow or frustrate a sale if not handled appropriately.

Property specialists generally advise that vendors tackle any such problems head on.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is quite a lot more specialised than for a more straightforward freehold house.

Hatfield conveyancing solicitors will also perform extra work, which could include writing to the landlord for a copy of the lease, through to a copy of the service charge budget for the current year (and any anticipated payments on account).

To reduce delays, it is recommended that the vendor contacts a leasehold expert as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both the buyer and the seller in one transaction?

A conveyancer regulated by the CLC can act for both parties. However, SRA regulations ban a single conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a Hatfield home, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a law firm in Hatfield to carry out your legal work.

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Conveyancing - Remortgaging a property in Hatfield

Securing a better rate is usually the main reason why people decide to remortgage. There are other reasons, for example releasing capital, or moving from a tracker to a fixed-rate.

Homeowners will typically be able to benefit from a better rate earlier with a more efficient conveyancing solicitor in Hatfield. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

The property lawyer will act for both you and your new bank or building society to confirm the lender's interests are protected.

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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