Updated: October 12, 2018

Haverhill conveyancing solicitor fees

No Move, No Fee conveyancing in Haverhill

Conveyancing solicitor fees are the amounts you pay to your Haverhill conveyancing solicitor for the legal work associated with moving home.

Do Haverhill conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Haverhill work on a cost per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your conveyancing quote sets out what you will pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also have to cover any '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 Land Registry fees or office copies and title plans.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Haverhill cost?

Although conveyancing fees in Haverhill will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, Local Authority Search fees can vary and specific extra searches, e.g. a historic mining search, may be necessary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. There are no hidden fees or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Haverhill

The legal work for a property buyer requires a Haverhill conveyancing solicitor to consider a wide range of issues. Examples of such factors are problems with the property's title (e.g. adverse possession) and sitting tenants affecting the mortgageability of the home.

The solicitor will report their findings back to the buyer and their lender, iron out any legal issues and ensure that the full legal ownership is transferred.

This article discusses the property types that may carry risks for buyers searching for conveyancing solicitors in Haverhill.

Your Haverhill conveyancing solicitor must be lender-approved

Before instructing a Haverhill conveyancing solicitor, it is paramount that you confirm that they can act for your mortgage lender, whether you are obtaining a mortgage from TSB, the Holmesdale Building Society or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders are only happy to work with a select panel of solicitors or licensed conveyancers.

If that is the case, the lender will need a different law firm to complete the legal work, and you will usually need to pay this alternative lawyer's costs. This can mean the process takes much longer.

Failing to confirm the lender panel status of your solicitor can frustrate the process.

Our solicitors are approved members of all lender panels.

St Edmundsbury Borough Council searches

Searches are questions submitted to public bodies by Haverhill conveyancing solicitors to help uncover relevant information about the home you want to buy. They include:

SearchDescription
Local Authority (LA) searchplanning and development details from St Edmundsbury Borough Council records
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More specific searches, such as a highways search or an energy search, may also be advised in the initial search results.

The approximate turnaround time for LA searches supplied by St Edmundsbury Borough Council is 10 weeks. In these circumstances, faster personal searches will be advisable.

Planning issues

Official Entries (or 'office copies') will also be sourced from HM Land Registry by the homebuyer's conveyancing solicitor. This will help to reveal any planning issues, for example a difference between the agent's floorplan and the title plan or restrictive covenants governing the use of the property.

St Edmundsbury Borough Council Council Tax

Council tax is calculated by St Edmundsbury Borough Council on property value and the number of people living in the property. E.g. the occupier of a Band B house in the St Edmundsbury Borough Council area would pay annual council tax of £1,302.

Haverhill conveyancing solicitors will inform a buyer of the home's tax band once this is confirmed by the searches.

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 £977.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is a hall of residence.

Band St Edmundsbury Borough Council Tax (2018)
A £1,116
B £1,302
C £1,488
D £1,674
E £2,046
F £2,419
G £2,791
H £3,349

Is your new home in the wrong band?

To challenge your banding contact:

Valuation Office Agency
Eastbrook
Shaftesbury Rd
Cambridge
CB2 8DU
Cambridgeshire

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Haverhill properties

Steep fines await those who miss the SDLT payment deadline. If a house is valued at over £125k, the purchaser usually must pay Stamp Duty Land Tax.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use integrated case management system to ensure that SDLT is paid immediately after completion.

This table sets out Stamp Duty Land Tax for property in Haverhill:

  Average selling price (2017) Stamp Duty
Average price £261,597 £3,079.85
Average price (detached) £361,506 £8,075.30
Average new build £289,347 £4,467.35
If you own another property , anywhere in the world you will be subject to a stamp duty surcharge of 3%. So if a second property was bought for £261,597 then the stamp duty total will be £20,927.76.

Stamp duty relief for first-time buyers in Haverhill

Relief is available on home purchases below £300,000 for first-time buyers with reduced rates up to £500,000.

Haverhill conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Haverhill

New build site

Buying a leasehold property if you are unaware of the implications is risky. The many potential complications lying in wait for an uninformed purchaser could include:

  • ground rent multipliers
  • unreasonable managing agent fees
  • unfair clauses in the lease
Poor leasehold guidance, from an inexperienced lawyer, can have costly, long-term consequences.

A specialist conveyancing solicitor in Haverhill will consider possible leasehold issues, for example service charge records from the last three years, landlord/tenant disputes and dealing with freeholders and managing agents.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Haverhill?

House being built

According to data compiled by the Land Registry, 17 new builds were purchased in Haverhill last year. The average sale price of new builds in Haverhill is £289,347.

The legal work for buying a new build is more involved than any other type of conveyancing. Therefore a Haverhill conveyancing solicitor must be mindful of both region-specific considerations and also will need to investigate several key factors, including dealing with delays associated with off-plan and ensuring new estate roads are adopted.

Our highly qualified conveyancing team specialise in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

Suffolk Conservation areas

Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, moving into a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area restrictions will affect your residential property.

These conditions, called Article 4 Directions, can include:

  • Restrictions on the removal or addition of front boundary walls
  • Restrictions on the installation of skylights
  • Limits 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.

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

Conveyancing - Selling a property in Haverhill

The legal side of a sale of a house or flat is less demanding than for a property purchase. When buying, the burden lies with the purchaser to ensure that the legal title of the property is mortgageable and is (or can be) registered at the Land Registry.

When selling, conveyancing solicitors in Haverhill acting for the existing owner effectively just answer the purchaser's enquiries.

What could jeopardise the sale of your property?

Common hurdles, such as problems with a party wall agreement, have the capacity to endanger the sale conveyancing process if not handled appropriately.

Property experts will usually suggest to vendors that they face such issues head on and fix them.

Useful reading:

Read more sale conveyancing articles here.

Leasehold

The legal work for a leasehold flat or house is significantly more specialised compared to a freehold house.

Haverhill conveyancing solicitors will also need to carry out additional work, such as obtaining the latest service charge accounts, through to ensuring that leasehold forms are completed.

To reduce delays, it is highly recommended that you instruct a property lawyer with leasehold experience as soon as an estate agent is chosen.

What if you are already acting for the other side?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale. However, CLC-regulated conveyancers, can act for both sides.

If you are buying or selling a Haverhill property, and we are acting for the other side, you could contact a property solicitor firm in Haverhill to carry out your legal work.

Local Haverhill conveyancing solicitor directory

  • Valentine & Co, 5 Station Road, Haverhill, Suffolk, CB9 0EU
  • Adams Harrison, 52a High Street, Haverhill, Suffolk, CB9 8AR
  • Fairhurst Menuhin & Co Ltd, Chauntry House, 14 High Street, Haverhill, Suffolk, CB9 8AR

Conveyancing - Remortgaging a property in Haverhill

The main reason people remortgage is simply to get a better rate. There are other reasons to remortgage, such as wanting to borrow more, or moving from a tracker to a fixed-rate.

An efficient conveyancing solicitor in Haverhill can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

So that they can confirm that the mortgage provider's interests are protected, the property lawyer will represent both you and the mortgage 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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