Updated: October 12, 2018

Hoddesdon conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Hoddesdon

Conveyancing solicitor fees are the charges you pay your Hoddesdon conveyancing solicitor for carrying out the legal work for a property transaction.

Do Hoddesdon conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Hoddesdon who work on an hourly rate. Your quote will set out what you will pay when your sale or purchase completes.

What are disbursements?

In addition to the legal 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 telegraphic transfer fees or HMLR fees.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Hoddesdon cost in total?

Although conveyancing fees in Hoddesdon will be the same as anywhere else in the country, the disbursements required can vary. For example, additional region-specific searches, such as a historic mining search, may be needed and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no hidden costs or nasty surprises. For a standard 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 fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Hoddesdon

As a key part of the conveyancing for the purchase of a house or flat, a Hoddesdon conveyancing solicitor will look into the property's title and make their "report on title".

The purchaser's solicitor will give advice after making their enquiries, deal with any legal issues and register the title in the new owner's name.

The following section discusses the kinds of property which may involve additional risk for homebuyers searching for conveyancing solicitors in Hoddesdon.

Your Hoddesdon conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like New Street Mortgages or a major lender such as Birmingham Midshires, before you appoint a Hoddesdon conveyancing solicitor it is essential that you check that they are approved by your lender.

Your conveyancer may be unable to act for your lender, because some banks and building societies will only accept a restricted list (called a 'lender panel') of legal firms.

In this case, the lender will require a different firm to complete the legal work, and you will usually need to pay this substitute lawyer's fees. This can mean the process takes much longer.

Failing to check the lender panel membership of your lawyer could jeopardise the sale.

Our solicitors can act for all banks and building societies.

Conveyancing Searches (Broxbourne Council)

Searches are applied for by Hoddesdon conveyancing solicitors to help identify any wider issues that might compromise how much your home will be worth.

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

You will be informed if your mortgage lender needs any additional searches, such as a tin mining search or a mining search.

Purchasers can expect a lead time of roughly 8 weeks for LA searches provided by Broxbourne Council, so your solicitor will instead order faster regulated searches.

Planning searches

Official Entries will also be ordered from HMLR by the conveyancing solicitor acting for the purchaser, helping to evidence any issues, such as outbuildings missing from the title plan or the breach of a restrictive covenant.

Broxbourne Council Council Tax

The amount of council tax a homeowner in Hoddesdon will pay to Broxbourne Council will depend on the property's value and the number of residents. E.g. a house in the Broxbourne Council area in Tax Band B would pay £1,254 per annum.

Hoddesdon conveyancing solicitors will inform the purchaser of the home's council tax band once they are made aware.

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 £941.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where an occupation is prohibited by law such as a compulsory purchase order.

Band Broxbourne Council Tax (2018)
A £1,075
B £1,254
C £1,434
D £1,613
E £1,971
F £2,329
G £2,688
H £3,225

Is it possible to reduce my council tax band?

In the financial year 2016/17, 20 council tax challenges were made. 0 saw a subsequent reduction. To appeal contact:

Valuation Office Agency
Chase House
305 Chase Rd
London
N14 6LZ

Stamp Duty on Hoddesdon properties

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to HM Revenue and Customs (HMRC) as quickly as possible.

The following table illustrates Stamp Duty Land Tax examples for properties in Hoddesdon:

  Average selling price (2017) Stamp Duty Land Tax
Average price £339,625 £6,981.25
Average price (detached) £559,917 £17,995.85
Average new build - -
Homeowners must pay a higher rate of SDLT when buying a second home. For example, if a homeowner bought a second home in Hoddesdon for the average price of £339,625 the stamp duty would be £27,170.00.

Stamp duty relief for first-time buyers in Hoddesdon

In 2017, it was announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000.

Hoddesdon conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Hoddesdon

New build site

It is rarely a good idea to purchase a leasehold property if you don't know what you are getting into. The many potential traps awaiting an uninformed buyer could include:

  • reversionary interests
  • freeholds sold without first refusal to leaseholders
  • exponential ground rents
Bad or incomplete leasehold advice, from a conveyancer lacking in specialist knowledge, can have costly, long-term consequences.

A expert conveyancing solicitor in Hoddesdon will consider potential leasehold issues, e.g. :

  • reviewing the lease itself (many leases are decades old)
  • service charge records from the last three years
  • absent freeholders
  • flats in the same block with disparity between their leases

Quittance Conveyancing's leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Hoddesdon?

House being built

The average sale price of new build property in Hoddesdon is -, according to data compiled by HMLR. - brand new properties -.

The legal work for acquiring a new build home can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Hoddesdon needs to be mindful of local Hoddesdon factors and will need to report to clients on a number of issues, e.g. handling unreasonable delays and negotiating new build contracts.

Our award-winning team of new build conveyancers specialise in new build purchases and working to tight developer deadlines.

Conservation areas in Hertfordshire

If you are purchasing a property in one of Hoddesdon's conservation areas, the property must not breach any conservation area restrictions. Referred to as Article 4 directions, these conditions may include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

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.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Hoddesdon.

Conveyancing - Selling a property in Hoddesdon

The legal side of a house sale is normally less troublesome than when buying. The buyer's conveyancing solicitor does detailed due diligence on your home, whilst conveyancing solicitors in Hoddesdon acting for the vendor essentially just gathers together any pertinent information and answers the buyer's questions .

Why do sales fall through?

Common issues, like being in an area threatened by local development or a boundary dispute, can potentially frustrate your move if left unresolved.

You shouldn't bury your head in the sand as it is the buyer's solicitor's job to spot problems. Instead, you should seek out professional help and attempt to resolve it proactively.

Further reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold flat is quite a lot more time-consuming compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Hoddesdon must carry out additional legal work, which could include requesting all relevant freeholder information, through to a common parts fire risk assessment.

Sellers should seriously consider instructing a conveyancer as soon as is practicable to help mitigate often unavoidable leasehold delays.

What if Quittance conveyancers are acting for the other side?

CLC-regulated conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a property sale and purchase.

You could instruct a property solicitor firm in Hoddesdon to carry out your legal work, if we are acting for the other side.

Local Hoddesdon conveyancing solicitor directory

  • Curwens LLP, Estate House, 19 High Street, Hoddesdon, Hertfordshire, EN11 8SX
  • Duffield Harrison LLP, Rathmore House, 56 High Street, Hoddesdon, Hertfordshire, EN11 8EX

Conveyancing - Remortgaging a property in Hoddesdon

Saving money on a better rate of interest is generally why homeowners opt to remortgage. There are other reasons, such as wanting a more flexible mortgage, or wanting to borrow more.

Homeowners will typically be able to benefit from a lower rate faster by using a more efficient conveyancing solicitor in Hoddesdon, minimising the time taken to complete the conveyancing. With rate rises anticipated, fast conveyancing can be a contributing factor to getting on to the rate you want.

It is crucial that the property lawyer carrying out the remortgage can act on behalf of the new mortgage provider. Our conveyancers are on the panel for all major UK lenders. So whether you are switching to a lifetime tracker mortgage with the Royal Bank of Scotland or to a fixed-rate mortgage with the Coventry 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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