Updated: October 12, 2018

Herne Bay conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Herne Bay

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Herne Bay for carrying out the legal work for a property transaction.

Are Herne Bay conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Herne Bay who will work on a cost per hour basis. Your quote sets out what you will be charged when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like identity verification checks or Stamp Duty Land Tax (SDLT).

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Herne Bay cost in total?

Conveyancing solicitor fees in Herne Bay will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a flooding search, may be needed.

There are no hidden costs or nasty surprises with Quittance Conveyancing. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. 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 Herne Bay

As a key part of the legal work for a home purchase, a conveyancing solicitor in Herne Bay will investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).

Once their enquiries are complete the conveyancer will offer professional advice and will deal with any legal issues and register the new owner's title at the Land Registry.

This section of the article discusses the types of residential property which may involve extra hazards for people who need conveyancing solicitors in Herne Bay for a purchase.

Your Herne Bay conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a less common mortgage lender like Capital Home Loans or a large lender such as the Scottish Building Society, before instructing a Herne Bay conveyancing solicitor it is paramount that you confirm that they can act for your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders only accept a restricted panel of firms that meet strict selection criteria.

If this is the case, the lender will probably require a different legal firm to act in their interests, and you will then have to cover this substitute solicitor's fees. Handling paperwork and correspondence with this additional party can delay the process.

Your purchase could be threatened by failing to confirm your property solicitor's lender panel status.

Our conveyancing solicitors are on the panel of all mortgage providers.

Canterbury City Council searches

Searches are questions asked of various bodies by Herne Bay conveyancing solicitors to give details about your planned purchase.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be informed if your lender wants any more searches, for example a highways search or a mining search.

Purchasers should expect to wait approximately 6 weeks for LA searches ordered from Canterbury City Council, so it will be worth using a faster private search company.

Planning permissions

Official Entries (or 'office copies') will also be ordered from the Land Registry by the homebuyer's conveyancing solicitor, helping to identify potential planning issues. Examples of these include rights or restrictions on how the property may be used or the title plan showing only very general boundaries.

Canterbury City Council Council Tax

The amount of council tax a homeowner in Herne Bay will pay to Canterbury City Council will depend on the property's value and the number of residents. For instance the occupier of a Valuation Band B home in the Canterbury City Council area would pay annual council tax of £1,324.

A conveyancing solicitor in Herne Bay will inform the buyer of the home's council tax band as soon as they are notified.

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 £993.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property was left empty by a bankrupt person. New build homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Canterbury City Council Tax (2018)
A £1,135
B £1,324
C £1,513
D £1,702
E £2,080
F £2,459
G £2,837
H £3,404

Could you be overpaying?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Palting House
Trinity Rd
Folkestone
CT20 2TP
Kent

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Herne Bay properties

Completing the SDLT1 form yourself is is a complex undertaking and not for those unfamiliar with it.

The current stamp duty threshold is £125,000 in England and Wales.

Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See stamp duty examples for homes in Herne Bay:

  Average sale price (2017) Stamp Duty
Average price £279,544 £3,977.20
Average price (detached) £342,668 £7,133.40
Average new build £368,031 £8,401.55

Stamp duty relief for first-time buyers in Herne Bay

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Homeowners must pay a higher rate of SDLT when buying a second property. Following the example above, if a homeowner bought a second property in Herne Bay for the average price of £279,544 the SDLT would be £22,363.52.

Conveyancing solicitors in Herne Bay will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Herne Bay

New build site

The drawbacks of buying a leasehold property in the UK are well documented. The many potential traps awaiting an uninformed purchaser can include:

  • absent freeholders
  • unreasonable ground rents
  • undisclosed major works
  • marriage value issues
Severe consequences can result from a less-experienced solicitor's erroneous leasehold advice.

A experienced conveyancing solicitor in Herne Bay will investigate aspects of the leasehold purchase, such as :

  • checking the lease itself
  • dealing with freeholders and managing agents
  • possible service charge shortfalls
  • notices served on the freeholder

Make sure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Herne Bay?

House under construction

Based on data collated by the HM Land Registry, 7 newly-constructed homes have been bought in Herne Bay in 2018 so far. The average cost of a new build property in Herne Bay is £362,138.

The legal side of purchasing a new build home can be more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Herne Bay must be mindful of Herne Bay-specific considerations and needs to check numerous things, e.g. handling the uncertainties of buying off plan and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our highly qualified team of new build conveyancers are specialists in meeting short developer deadlines and helping new build purchasers obtain the best possible terms.

Conservation areas in Kent

Your conveyancing solicitor will check if the house you are purchasing is in one of Herne Bay's conservation areas. If it is, the home could be affected by specific constraints. These constraints, called Article 4 Directions, may include restrictions on the removal of front boundary walls, railings or fences, restrictions on extensions normally within Permitted Development rights or restrictions on the use of cladding.

If a property is in breach, the owner could be legally required to pay for the property to be returned to a compliant state, even if the previous owner carried out the alterations.

Parts of Herne Bay are within a conservation area governed by the Canterbury local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Herne Bay.

Conveyancing - Selling a property in Herne Bay

The conveyancing process on a property sale is less demanding than for a property purchase. The buyer will carry out a detailed investigation on the legal title of your home. In contrast, conveyancing solicitors in Herne Bay acting for the vendor essentially just replies to the solicitor's standard and additional enquiries.

What steps can you take to give yourself the best chances of success?

Frequently occurring issues, such as not being connected to the main sewers or where the property differs from the title plan, could frustrate your move if they are ignored.

It is usually recommended that vendors handle these issues as soon as they come to light.

Useful reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold property is significantly more complicated in comparison with a freehold house.

Conveyancing solicitors in Herne Bay must usually carry out further legal work, including requesting the latest service charge and ground rent statement, through to details of any required deed of covenant.

To accelerate the handling of the leasehold work, it is recommended that the vendor contacts a leasehold specialist as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both parties?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a house sale. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

You could contact a local Herne Bay conveyancing solicitor firm to handle your legal work, if we are carrying out the legal work for the other side.

Local Herne Bay conveyancing solicitor directory

  • Bull & Bull, 118a High Street, Herne Bay, Kent, CT6 5JY
  • County Solicitors Limited, 67 High Street, Herne Bay, Kent, CT6 5LQ
  • Girlings Solicitors LLP, 39 William Street, Herne Bay, Kent, CT6 5NR
  • Parry Law, Lloyds Bank Chambers, 144-146 High Street, Herne Bay, Kent, CT6 5NJ
  • Principles Law Limited, 11 Underdown Road, Herne Bay, Kent, CT6 5BP

Conveyancing - Remortgaging a property in Herne Bay

Saving money on a lower interest rate is the main reason that homeowners opt to remortgage. There are other reasons, such as getting on to a new fixed-rate deal, or consolidating loan repayments.

A proactive conveyancing solicitor in Herne Bay can reduce the remortgage processing time, meaning you move to your lower rate sooner. With possible rate rises on the horizon, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is key that the property lawyer handling your remortgage can act for your chosen mortgage lender. Our conveyancers are on all major lenders' panels, so whether you are moving to a lifetime tracker mortgage with Santander or to a fixed-rate mortgage with the Yorkshire Building Society, our remortgage team can assist.

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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