Updated: October 12, 2018

Huntingdon conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Huntingdon

Conveyancing solicitor fees are the amounts you pay to your Huntingdon conveyancing solicitor for carrying out the legal work for a property transaction.

Are Huntingdon conveyancing fees and costs fixed?

Some conveyancing solicitors in Huntingdon offer services on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on a No Sale, No Fee basis, with no hidden costs. Your quote will set out all fees and other costs you will be charged when your sale or purchase completes.

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, such as office copies and title plans or Stamp Duty Land Tax.

See: Complete list of conveyancing fees

How much will conveyancing in Huntingdon cost in total?

Huntingdon conveyancing fees will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and specific extra searches, such as a mining search, may be necessary.

With Quittance, there are absolutely no hidden costs. For a standard conveyancing transaction, what we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Huntingdon

Caveat emptor (buyer beware), was a key part of English property law. Since 2013, this principle no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Huntingdon will offer professional advice once their enquiries are complete, help to fix or resolve any legal issues and register the new owner's title at the Land Registry.

The following section discusses those parts of the legal process for conveyancing solicitors in Huntingdon that warrant specialised skills.

Your Huntingdon conveyancing solicitor must be lender-approved

Before choosing a Huntingdon conveyancing solicitor, it is vital that you check that they are on the approved solicitor panel of your mortgage lender, whether you are obtaining a mortgage from the HSBC, Hampden & Co or any other lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some lenders are only happy to work with a restricted list (called a 'lender panel') of legal firms.

Should this be the case, the lender will need an alternative solicitor firm to complete the legal work, and you will usually need to pay this alternate lawyer's costs. Handling paperwork and correspondence with this additional party can delay the process.

Failing to confirm your conveyancer's lender panel status can create problems and delays.

Our conveyancing solicitors can perform the conveyancing for all banks and other lenders.

Property Searches (Huntingdonshire District Council)

Searches will be applied for by Huntingdon conveyancing solicitors to help identify any wider issues that might undermine how much the property you intend to buy will be worth.

Mortgage lenders typically also require a list of searches to be purchased. Required searches will include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Chancel repair liability - some Huntingdon property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Your conveyancer will notify you if your chosen lender insists on any more searches, for example an HS2 search or a ground stability report.

The typical turnaround time for Residential property searches obtained from Huntingdonshire District Council is 9 weeks, so it will be worth using a faster private search company.

Planning searches

The buyer's conveyancing solicitor will obtain office copies from HM Land Registry, helping to evidence planning issues, such as restrictions that limit alterations or a difference between the agent's floorplan and the title plan.

Huntingdonshire District Council Council Tax

Council tax is calculated by Huntingdonshire District Council on property value and the number of people living in the property. For example, the occupier of a Band B residential property in the Huntingdonshire District Council area would pay annual council tax of £1,364.

Huntingdon conveyancing solicitors will inform the purchaser of the home's 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 reduces the tax due to 75% which would equal £1,023.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or properties awaiting grant of probate.

Band Huntingdonshire District Council Tax (2018)
A £1,169
B £1,364
C £1,559
D £1,753
E £2,143
F £2,533
G £2,922
H £3,507

Does anyone ever challenge their valuation?

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

Valuation Office Agency
Eastbrook
Shaftesbury Rd
Cambridge
CB2 8DU
Cambridgeshire

In 2016/17, 30 council tax challenges were made, of which 10 were upheld and the tax was reduced.

Stamp Duty on Huntingdon properties

The current stamp duty threshold is £125,000. Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

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 SDLT examples for properties in Huntingdon:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £273,030 £3,651.50
Average price (detached) £366,991 £8,349.55
Average new build £231,757 £2,135.14
If you own another home or share in a home (including outside the UK)you will be subject to a 3% SDLT surcharge. Therefore, if a homeowner in Huntingdon bought a second home for the average price of £273,030 the SDLT would be £21,842.40.

Stamp duty relief for first-time buyers in Huntingdon

Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000.

Huntingdon conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Huntingdon

New build site

Over 100,000 UK property owners face leases with problematic lease terms. Numerous technical obstacles may be awaiting an uninformed buyer, such as excessive freehold premiums, doubling ground rents and sub-letting restrictions.

Misguided leasehold advice, from a property lawyer with limited leasehold experience, could have serious financial consequences.

If you intend to purchase a property with a lease, a specialist conveyancing solicitor in Huntingdon will consider possible leasehold issues, such as sinking funds, possible service charge shortfalls and understanding regional and era-specific nuances of leases.

Ensure that you are fully-informed regarding your planned purchase - Contact Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Huntingdon?

House under construction

The average price for Huntingdon new build homes is £231,757. 11 new build homes have been bought in Huntingdon in 2018 so far.

A new-build conveyancing solicitor in Huntingdon must be aware of regional issues and the added complexities of new build, such as spotting incomplete agreements for roads and sewers and squaring developer incentives with lenders.

Our highly qualified team of conveyancers specialise in meeting short developer deadlines and representing buyers to achieve the best outcome.

Conservation areas in Cambridgeshire

When acting for the purchaser of a property in Huntingdon, a conveyancing solicitor will confirm whether the home is in one of Huntingdon's conservation areas. If it is, the property will be affected by specific constraints. These constraints can include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Huntingdon.

Conveyancing - Selling a property in Huntingdon

The legal work involved in a sale of a house or flat is normally less troublesome than for a purchase. The buyer's conveyancer will have to go through due diligence into the property and its legal title. Conveyancing solicitors in Huntingdon acting for the vendor effectively just gathers together any pertinent information and answers the purchaser's enquiries .

How to reduce the risk of an abortive sale

A house or flat can face challenges (e.g. having previously suffered from a flood event) that might delay a purchase for weeks (or more).

Don't bury your head in the sand, hoping the issue will fix itself. Get advice, square up to the issue(s), and find a solution at the earliest stage.

Recommended reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is quite a lot more complex than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Huntingdon will usually undertake additional work, such as getting all relevant freeholder information or any details of rules covering common parts that are not contained in the lease.

Vendors should instruct a solicitor as soon as is practicable to reduce delays associated with leasehold property. Some Managing agents are painfully slow to respond.

Can Quittance conveyancers act for both the buyer and the seller in a single transaction?

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

If you are buying or selling a house or flat in Huntingdon, and a Quittance conveyancing solicitor is acting for the other side, you could contact a local Huntingdon conveyancing solicitor firm to handle your legal work.

Local Huntingdon conveyancing solicitor directory

  • Adlams LLP, St Johns House, 84 High Street, Huntingdon, Cambridgeshire, PE29 3DP
  • Hunt & Coombs LLP, 68a High Street, Huntingdon, Cambridgeshire, PE29 3DN
  • Leeds Day, Godwin House, George Street, Huntingdon, Cambridgeshire, PE29 3BD
  • Lgss Law Ltd, 3rd Floor, Scott House, 5, George Street, Huntingdon, Cambridgeshire, PE29 3AD
  • Copleys Solicitors LLP, 28 High Street, Huntingdon, Cambridgeshire, PE29 3TH

Conveyancing - Remortgaging a property in Huntingdon

Reducing monthly repayments by finding a better rate is the main reason that homeowners decide to switch lenders. There are other reasons, such as the existing lender having refused a payment holiday, or releasing funds to help kids get on the property ladder.

Homeowners should be able to enjoy a better rate sooner with a more proactive conveyancing solicitor in Huntingdon. With the future of interest rates uncertain, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

To confirm that the interests of the lender are covered, the property lawyer handling your remortgage will need to act for both you and the bank or building society.

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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