Updated: October 12, 2018

Hertford conveyancing solicitor fees

No Move, No Fee conveyancing in Hertford

Conveyancing solicitor fees are what you pay to your Hertford conveyancing solicitor for handling the legal work for your move.

Do Hertford conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Hertford who carry out the legal work on an hourly rate. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

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

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like HMLR fees or indemnity insurance.

See: Complete list of conveyancing fees

How much will conveyancing in Hertford cost in total?

Conveyancing fees in Hertford will not vary. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, e.g. a Coal Authority search, may be needed 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 surprises to be paid with Quittance. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Hertford

In carrying out the conveyancing for the purchase of a house or flat, the conveyancing solicitor in Hertford will carry out due diligence on the tenure and investigate the title of the property and report back to the buyer and the lender.

Once their enquiries are complete the lawyer will make recommendations and will iron out any legal issues and register the title in the new owner's name.

The following examines those residential property types which may be of interest to homebuyers who need conveyancing solicitors in Hertford.

Your Hertford conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche mortgage lender like the Barnsley Building Society or a major lender such as Barclays Bank, before instructing a Hertford conveyancing solicitor you need to check that they are on the panel of your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders only accept a restricted list (called a 'lender panel') of legal firms that meet stringent criteria.

If that is the case, the lender will require a second law firm to act in their interests, and you will then have to cover this substitute solicitor's fees. This can frustrate or delay the process.

Serious delays can result from failing to check your conveyancer's lender panel status.

Quittance Conveyancing are on the panel of all banks and building societies.

East Hertfordshire Council Council Tax

The council tax paid by a homeowner is based on a variety of factors that include the size and character of the property and the value of the home as determined by the VOA in 1991. For example, the occupier of a Tax Band E residential property in the East Hertfordshire Council area would pay annual council tax of £2,097.

A conveyancing solicitor in Hertford will inform the purchaser of the property's tax band once they are made aware.

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 £1,572.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or for foreign language students.

Band East Hertfordshire Council Tax (2018)
A £1,144
B £1,334
C £1,525
D £1,715
E £2,097
F £2,478
G £2,859
H £3,431

Can I appeal against my band?

To appeal contact:

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

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

Stamp Duty on Hertford properties

Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

Steep fines await those who miss the SDLT payment deadline.

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.

The following table illustrates SDLT examples for properties in Hertford:

  Average sale price (2017) SDLT
Average price £456,130 £12,806.50
Average price (detached) £810,296 £30,514.80
Average new build £428,729 £11,436.45

Stamp duty relief for first-time buyers in Hertford

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Homeowners must pay a higher rate of SDLT when buying a second home. Following the example above, if a homeowner bought a second home in Hertford for the average price of £456,130 the SDLT would be £36,490.40.

Conveyancing solicitors in Hertford should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Hertford

New build site

The drawbacks associated with buying a leasehold property in England or Wales are well known. There are any number of potential traps that may be lying in wait for an uninformed purchaser, including:

  • unreasonable lease extension premiums
  • unreasonable ground rents
  • unpaid service charges by the existing leaseholder
Serious consequences can result from a solicitor's inaccurate leasehold advice.

A good conveyancing solicitor in Hertford will address aspects of leasehold, e.g. annual statements of account and budgets for service charges, share of freehold complexity and managing agent practices.

Ensure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Hertford?

House being built

The average value of Hertford new build homes is £428,729, according to data compiled by the Land Registry. 20 brand new homes were purchased in Hertford last year.

Purchasing a new build can be more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Hertford must be aware of local considerations and should consider a range of factors, e.g. liaising with the builder's onsite sales team and handling initial Land Registry registration.

Our award-winning new build team specialise in helping the buyer get the best possible purchase terms and meeting short developer deadlines.

Hertfordshire Conservation areas

Moving to a conservation area-protected street usually means that the local character will be preserved. However, conservation area building controls will affect your property.

Referred to as Article 4 directions, these restrictions could include restrictions affecting frontal additions to the property such as a porch, restrictions on extensions normally within Permitted Development rights or general restrictions governing non-uniform additions or modifications.

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

The East Hertfordshire local planning authority has assigned conservation area-status to parts of Hertford. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Hertford's conservation areas.

Conveyancing - Selling a property in Hertford

Conveyancing for a house sale is simpler than for a property purchase. For a house purchase, the onus is on the buyer to discover whether the property they are buying is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in Hertford acting for the person selling for the most part just answer the buyer's solicitor's questions.

Why do sales fall through?

Common hurdles, such as complexities where there is a 'share of freehold' or a problem with the roof, can easily prolong a sale.

Property specialists will almost always recommend to sellers that they tackle any such problems head on.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold

The legal work for a leasehold flat or house is much more protracted in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Hertford will need to conduct additional tasks, such as obtaining all relevant freeholder information or any information about regulations affecting the property that are not in the lease.

To reduce leasehold-related delays, it is highly recommended that the seller instruct a conveyancer as early as possible.

What if you are already acting for the other side?

SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both parties.

You can contact a local Hertford conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Hertford conveyancing solicitor directory

  • Braddon & Snow Limited, 23a Fore Street, Hertford, Hertfordshire, SG14 1DJ
  • Duffield Harrison LLP, 27a Fore Street, Hertford, Hertfordshire, SG14 1DJ
  • Mckenzies, Tooke House, 20 Bull Plain, Hertford, Hertfordshire, SG14 1DT
  • Attwaters Jameson Hill, 72-74 Fore Street, Hertford, Hertfordshire, SG14 1BY
  • Betteridges Solicitors Limited, 23-27 Maidenhead Street, Hertford, Hertfordshire, SG14 1DW

Conveyancing - Remortgaging a property in Hertford

Homeowners remortgage for a number of reasons, for example wanting a more flexible mortgage, or consolidating debts. The main reason, however, is to lower their monthly repayments.

You should be able to enjoy a better rate earlier by using a more efficient conveyancing solicitor in Hertford, accelerating the time taken to complete the process. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting on to the rate you want.

The property lawyer will need to act for both you and the new lender to make sure the lender's investment is secured.

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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