Award-winning No Move, No Fee conveyancing for Henley On Thames home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We offer 100% fixed conveyancing fees, and you will always be informed about how your sale or purchase is progressing, thanks to our commitment to proactive communication.
Every year our expert no sale, no fee property lawyers help home buyers and sellers looking for conveyancing solicitors in Henley On Thames and across Oxfordshire.
In the event that your sale or purchase does not proceed our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
Henley On Thames's most communicative conveyancing service
According to a Law Society survey, over 45% of the respondents said poor communication caused delays to their move.
Regulators of Henley On Thames conveyancing solicitors are focused on improving communication, and the client charters of the CLC and the Conveyancing Quality Scheme (CQS) highlight the need to maintain a better standard of communication.
Despite attempts by regulators to address the issue, a survey commissioned by the Conveyancing Association of 1,500 people suggested around half of consumers believed that more effective communication would have accelerated the completion of their transaction.
Our Henley On Thames conveyancing solicitors provide an unmatched property legal service. We strive to provide you with the answers you require wherever you are, through your preferred medium, 7 days a week:
- Lowest Henley On Thames conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
- Your dedicated conveyancing lawyer's direct contact details
- Regular case updates by your preferred contact method (including SMS, phone and email)
- 24/7 access to your conveyancing case online
Updated: October 12, 2018
Henley On Thames conveyancing solicitor fees
No Move, No Fee conveyancing in Henley On Thames
Conveyancing solicitor fees will be paid conveyancing solicitors in Henley On Thames for the legal work for a home sale or purchase.
Do Henley On Thames conveyancing solicitors work on a fixed fee basis?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Henley On Thames who will work on a cost per hour basis. Your quote sets out exactly what you will need to pay when your sale or purchase goes through.
Besides conveyancing fees, what other costs are there?
You must cover the cost of any 'disbursements', on top of the conveyancing fees.
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 Stamp Duty Land Tax (SDLT) or leasehold information packs.
How much will the total conveyancing fees in Henley On Thames cost?
Though conveyancing fees in Henley On Thames will be the same as anywhere else in the UK, the disbursements required can vary. For example, council search fees will vary and additional region-specific searches, such as utilities searches, may be needed.
For standard conveyancing transactions, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Henley On Thames
The conveyancing for a property buyer requires the Henley On Thames conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. breached restrictive covenants) to factors affecting the mortgageability (e.g. a boundary dispute).
The property lawyer will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), help to fix or resolve any legal issues and register the title in the new owner's name.
This part of the article discusses those parts of the legal process for conveyancing solicitors in Henley On Thames that necessitate specialised skills.
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Your Henley On Thames conveyancing solicitor must be lender-approved
Whether you are obtaining a mortgage from Halifax, the Coventry Building Society or any other lender, before you select a Henley On Thames conveyancing solicitor you must confirm that they can act on behalf of your mortgage lender.
Most lenders will only accept a select panel of legal practices. If your solicitor cannot act for your mortgage lender, the lender will require a second firm to complete the legal work.
The purchaser will then have to cover this alternative solicitor's fees, and the conveyancing process can take much longer.
Quittance Conveyancing can act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
South Oxfordshire District Council searches
Residential property searches are questions asked of various bodies by Henley On Thames conveyancing solicitors to identify information and potential issues affecting the property being purchased.
Banks and building societies also need searches to be applied for. These include:
|Local Authority (LA) search||contains information about the property and surrounding area held by South Oxfordshire District Council|
|Drainage & Water search||identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.|
|Environmental search||shows risks within 500 metres of the property, such as toxic chemicals in the land|
|Chancel repair liability||involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.|
More specialised searches, such as a Crossrail search or a mining search, may also be advised in the initial LA and Environmental searches.
Homebuyers can expect to wait approximately 7 weeks for Residential property searches supplied by South Oxfordshire District Council. Your conveyancer will recommend using a faster search agent.
Checking planning status
Office copies will also be obtained from the Land Registry by the conveyancing solicitor acting for the purchaser, assisting with the identification of any planning issues, for example a difference between the agent's floorplan and the title plan or limits on the development of the property.
South Oxfordshire District Council Council Tax
Council tax is calculated by South Oxfordshire District Council on property value and the number of people living in the property. For instance for an average Valuation Band D house in Henley On Thames, the council tax amount would be £1,811.
Conveyancing solicitors in Henley On Thames will inform a 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 £1,358.
Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or where an inhabitant is an 18 year old for whom child benefit is payable.
|Band||South Oxfordshire District Council Tax (2018)|
Does anyone ever challenge their valuation?
A property owner can also apply for their property to be reassessed. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
20-30 Kings Rd
Stamp Duty on Henley On Thames properties
If your home costs more than £125k then you will have to pay stamp duty. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property buyer. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.
Quittance Conveyancing's case management software integrates with online SDLT filing systems to ensure that the stamp duty is paid in full efficiently.
See table below for Stamp Duty Land Tax examples for homes in Henley On Thames:
|Average selling price (2017)||SDLT|
|Average price (detached)||£1,196,240||£63,374.00|
|Average new build||-||-|
Stamp duty relief for first-time buyers in Henley On Thames
Relief is available on home purchases below £300k for first-time buyers. Homeowners must pay a higher rate of SDLT for the purchase of a second home. E.g. if a second home was bought for £799,080 then the SDLT including the surcharge would be £63,926.40. .
Henley On Thames conveyancing solicitors should confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Henley On Thames
The pitfalls associated with buying a leasehold property in England or Wales are well established. The many potential traps lying in wait for the unsuspecting purchaser include restrictions on the use of the property, unreasonable managing agent fees and unreasonable ground rents.
A good conveyancing solicitor in Henley On Thames will address aspects of leasehold, such as :
- reviewing the lease itself
- managing agent or landlord enquiries
- service charges for relevant date periods
- leaseholder/freeholder disputes
Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Henley On Thames?
Based on local Her Majesty's Land Registry statistics, the average value of Henley On Thames new build properties is -. - new build homes -.
A new-build conveyancing solicitor in Henley On Thames will need to be familiar with Henley On Thames-specific issues and the added complexities associated with new build, like liaising with the builder's onsite sales team, investigating issues with drains and roads that serve the property and checking new build warranties with warranty providers, including NHBC Buildmark, Advantage HCI? and Castle.
Our new build team are experts in ensuring that new build contracts favour the client as much as possible and meeting short developer deadlines.
Oxfordshire Conservation areas
Whether you are planning to buy an 18th century stone cottage or a Georgian town house, if the house is in a defined conservation area, any planned alterations to the house might not be accepted by South Oxfordshire District Council.
Referred to as Article 4 directions, these constraints may include anything from restrictions on the addition of cladding, to restrictions on door and window styles.
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Henley On Thames's conservation areas.
Conveyancing - Selling a property in Henley On Thames
The legal work involved in a sale of a house or flat is normally less troublesome than for a property purchase. For a house purchase, the burden lies with the purchaser to ensure that the property is mortgageable and free from legal issues.
On the other hand, when selling, conveyancing solicitors in Henley On Thames acting for the seller effectively just answer enquiries made on behalf of the buyer.
Why do sales fall through?
A house or flat will frequently have challenges (such as being a listed building with non-compliant alterations or not having a building regulations completion certificate) which could frustrate a sale for weeks.
It is usually advisable that sellers handle any such problems without delay.
- Noisy neighbours? What to do before selling your home
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
Conveyancing for a leasehold flat or house is significantly more specialised than for a freehold property.
Henley On Thames conveyancing solicitors must usually carry out further legal work, which could include getting an up-to-date service charge statement, through to details of any breach of the terms of the lease.
To reduce delays, it is recommended that the seller instructs leasehold-specialist property lawyer as soon as possible.
What if you are already acting for the other side?
SRA rules restrict the same solicitor from acting on both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both parties.
You could instruct a property solicitor firm in Henley On Thames to carry out your legal work, if we are acting for the other side.
Local Henley On Thames conveyancing solicitor directory
- The Head Partnership Solicitors LLP, 2 Duke Street, Henley, Henley On Thames, Oxon, RG9 2AH
- Kjs Solicitors Limited, 33-35 Station Road, Henley On Thames, Henley On Thames, Oxfordshire, RG9 1AT
Conveyancing - Remortgaging a property in Henley On Thames
The most common reason homeowners remortgage a home is to get a more affordable interest rate. There are any number of other reasons to remortgage, for example releasing capital, or the existing lender having refused a payment holiday.
An efficient conveyancing solicitor in Henley On Thames can reduce the remortgage processing time, meaning you move to your lower rate sooner. With possible rate rises on the horizon, fast conveyancing can play a key role in securing your preferred rate.
The property lawyer will represent both you and the mortgage lender to confirm that the new interest in the property is registered correctly and the interests of the lender are protected.
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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