Updated: October 12, 2018

Hitchin conveyancing solicitor fees

No Move, No Fee conveyancing in Hitchin

Conveyancing solicitor fees will be paid conveyancing solicitors in Hitchin for the legal work associated with buying or selling a property.

Are Hitchin conveyancing fees and costs fixed?

Some conveyancing solicitors in Hitchin carry out the legal work on an hourly rate, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden extras. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as bankruptcy searches or telegraphic transfer fees.

See: A guide to all conveyancing fees

How much will the total Hitchin solicitor conveyancing fees be?

Though conveyancing fees in Hitchin will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as a flood plain search, may be necessary.

With Quittance, there are absolutely no hidden costs. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Hitchin

The conveyancing for a home purchase needs the Hitchin conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title to proximity to mining works affecting the future saleability of the property.

The solicitor will report their findings back to the buyer and their bank or lender (if there is a mortgage), help with resolving any problems and ensure that the full legal ownership is transferred.

This section of the article discusses those areas of the legal process for conveyancing solicitors in Hitchin where additional expertise is necessary.

Your Hitchin conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like RBS or a less common lender such as the Furness Building Society, before you appoint a conveyancing solicitor in Hitchin it is very important that you make sure that they are approved by your mortgage lender.

Your solicitor may be unable to act for your mortgage lender, because some banks and building societies are only prepared to work with a restricted group of legal firms.

If this is the case, the lender will likely require a second legal firm to carry out the legal work, and you will usually need to pay this second solicitor's costs. This means the transaction could be delayed.

Not checking your conveyancing lawyer's lender panel status can frustrate the process.

Our solicitors are approved to act for all banks and building societies.

Conveyancing Searches (Central Bedfordshire Council)

Searches are enquiries made of government bodies by Hitchin conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

Searches are primarily performed to satisfy lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your lawyer will tell you if your chosen lender requires any more searches, for example a highways search or a Forestry Commission search.

The estimated processing time for Residential property searches ordered from Central Bedfordshire Council is 10 weeks. Your conveyancer will recommend using a faster search agent.

Finding planning permissions

Your conveyancing solicitor also obtains office copies from HM Land Registry, helping to evidence any planning issues, such as the title plan showing only very general boundaries or the breach of a restrictive covenant.

Central Bedfordshire Council Council Tax

Central Bedfordshire Council calculate your council tax based on various factors such as the layout of the property and the assessed value of the property in April 1991. For example, a house in the Central Bedfordshire Council area in Band B would pay £1,459 per annum.

A conveyancing solicitor in Hitchin will inform the 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 £1,094.

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. A house or flat constructed after 1991 is allocated a banding by the Valuation Office Agency.

Band Central Bedfordshire Council Tax (2018)
A £1,251
B £1,459
C £1,668
D £1,876
E £2,293
F £2,710
G £3,127
H £3,752

Are you paying too much?

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

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

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 60 council tax challenges were made. 20 were upheld and the tax was reduced.

Stamp Duty on Hitchin properties

Given the complexity of the SDLT1 tax return form, only the fearless would attempt to complete and file this with HMRC (formerly Inland Revenue) without a conveyancing solicitor's help.

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable.

Quittance use smart case management systems to ensure that mistakes are not made on the Stamp Duty Land Tax process.

The following table illustrates stamp duty examples for average properties in Hitchin:

  Average selling price (2017) Stamp Duty
Average price £419,966 £10,998.30
Average price (detached) £646,510 £22,325.50
Average new build £444,956 £12,247.80

Stamp duty relief for first-time buyers in Hitchin

First-time buyer stamp duty relief is available on property purchases below £300,000. Since 1st April 2016, buyers of second homes are subject to a 3% surcharge, even if the property is not let out. Therefore, if a homeowner in Hitchin bought a second property for the average price of £419,966 the SDLT would be £33,597.28.

Hitchin conveyancing solicitors will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Hitchin

New build site

Purchasing a leasehold house or flat without being aware of the facts is not recommended. Doubling ground rents, unfair developer practices and overpriced managing agent packs are but a few of the many traps awaiting an uninformed purchaser.

Inaccurate leasehold advice, from an inexperienced property lawyer, could have serious financial consequences.

A specialist conveyancing solicitor in Hitchin will consider potential leasehold issues, for example unexpired lease terms, annual statements of account and budgets for service charges and reviewing the lease itself (some documents can be centuries old).

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact our specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Hitchin?

New build site

Based on Land Registry data, 4 new build homes have been bought in Hitchin in 2018 so far. The average value of Hitchin new build properties is £569,950.

The legal work for buying a new build home is frequently more involved than other types of conveyancing. To prevent difficulties arising a Hitchin conveyancing solicitor must be conscious of local considerations and must check numerous things, like dealing with failures to arrange warranty provider inspections and working to builders' exchange timelines.

Our team of new build conveyancers specialise in representing buyers to achieve the best outcome and working to developer exchange timeframes.

Conservation areas in Hertfordshire

Whether you are buying a character cottage or a Tudor home, if the home is in a conservation area, your plans to alter the home may not be allowed by the local authority.

These building controls, called Article 4 Directions, could include restrictions on VELUX windows, restrictions on the erection of outbuildings or restrictions on the use of external insulation.

If a property is in breach, the local planning authority can require the new owner to revert the property to its earlier condition, 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 Hitchin's conservation areas.

Conveyancing - Selling a property in Hitchin

The conveyancing process on a sale of a home is less demanding than when purchasing. With a property purchase, the responsibility is solely on the buyer to establish that the property is legally sound and meets their mortgage lender's criteria.

Conversely, when selling, conveyancing solicitors in Hitchin acting for the seller need only respond to the buyer's questions.

How to reduce the risk of an abortive sale

A property will often come with a range of possible difficulties (e.g. a complex 'Green Deal') which may derail the conveyancing process.

Property specialists will almost always recommend that sellers tackle such issues head on.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The legal work for a leasehold flat is significantly more specialised than for a freehold property.

Hitchin conveyancing solicitors must usually carry out further legal work. This can involve sourcing all relevant freeholder information, through to any details of any ongoing enfranchisement process.

So as to resolve any leasehold-related delays sooner, it is recommended that you instruct a conveyancer as early as possible.

What if Quittance is acting for the other side?

Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase. A CLC-regulated conveyancer, however, can act for both sides.

You could contact a property solicitor firm in Hitchin to undertake your conveyancing, if a Quittance conveyancer is acting for the other side.

Local Hitchin conveyancing solicitor directory

  • Foreman Laws LLP, 25 Bancroft, Hitchin, Hertfordshire, SG5 1JW
  • Bowens, 23, Bucklersbury, Hitchin, Hertfordshire, SG5 1BG
  • Chamberlins, 47 Bancroft, Hitchin, Hertfordshire, SG5 1LA
  • Pellys Solicitors Limited, 8 Tilehouse Street, Hitchin, Hertfordshire, SG5 2DU
  • Ross Williams, Victoria House, 26 Tilehouse Street, Hitchin, Hertfordshire, SG5 2DY

Conveyancing - Remortgaging a property in Hitchin

People remortgage for a variety of reasons, such as wanting a more flexible mortgage, or consolidating debts. The most common reason, however, is to save money with a lower rate.

A good conveyancing solicitor in Hitchin will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.

The property lawyer will need to act for both you and your new bank or building society to make sure the mortgage provider'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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Hitchin home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Hitchin property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:

conveyancing@quittance.co.uk

Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!