Award-winning No Move, No Fee conveyancing for Ilfracombe home movers
By Gaynor Haliday , Oct 12, 2018
Whether you are buying, selling or remortgaging a house or flat, and need conveyancing solicitors in Ilfracombe, our specialist no sale - no fee property lawyers can help.
Quittance offer guaranteed fixed conveyancing fees, and you will always be informed about how your move is progressing, thanks to our commitment to enhanced communication.
In the event that your property sale or purchase does not proceed our no move no fee service means you won't incur any conveyancing solicitors' legal fees.
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Ilfracombe's most communicative conveyancing service
According to a survey of 220,000 home movers for Modern Law Magazine, 22% of conveyancing complaints stemmed from poor communication.
The consumer service directives of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are particularly concerned with conveyancing solicitor communication.
Nevertheless, a survey carried out by the Conveyancing Association of 1,500 people determined around half of consumers thought that their sale or purchase would have completed sooner with more effective communication.
Keeping you in the loop
Our team of Ilfracombe conveyancing solicitors provide the UK's most informative and proactive conveyancing service. We strive to deliver the information you require 7 days a week, using the communication method of your choice:
- Best Ilfracombe conveyancing solicitors fees
- DDI and email address for your conveyancer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
- Stay in touch with the progress of your case by SMS, phone and email
- Mobile-friendly case management technology
Updated: October 12, 2018
Ilfracombe conveyancing solicitor fees
No Move, No Fee conveyancing in Ilfracombe
Conveyancing solicitor fees will be paid your Ilfracombe conveyancing solicitor for the legal work involved in moving home.
Are Ilfracombe conveyancing fees and costs fixed?
Some conveyancing solicitors in Ilfracombe offer services on an hourly rate. Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden costs. Your conveyancing quote explains what you will pay when your property transaction has completed.
What are disbursements?
You must cover the cost of any 'disbursements', in addition to the legal fees.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Stamp Duty Land Tax (SDLT) or office copies.
How much will the total conveyancing fees in Ilfracombe cost?
Whilst conveyancing fees in Ilfracombe will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flooding search, may be necessary and Local Authority Search fees can vary.
For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Ilfracombe
Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to the buyer.
That said, it remains the responsibility of a conveyancing solicitor in Ilfracombe to investigate the property, and feed the results of their enquiries back to the buyer, solve outstanding issues and ensure the title is transferred to the new owner.
This section of the article sets out assistance for homebuyers who need conveyancing solicitors in Ilfracombe.
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- Conveyancing solicitors in Devon
Your Ilfracombe conveyancing solicitor must be lender-approved
Homebuyers have many lenders available, from a major lender such as Lloyds Bank, to a financial institution like St James Place Bank. Before you instruct a Ilfracombe conveyancing solicitor, you need to check that they are on the approved panel of your lender.
Your solicitor may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders will only work with a select list (referred to as a 'panel') of legal practices that match certain criteria.
Should this be the case, the lender will need a different solicitor firm to complete the legal work, and you will usually need to pay this alternative lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.
Quittance Conveyancing are approved to act for all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (North Devon District Council)
Searches are enquiries made by Ilfracombe conveyancing solicitors to identify information and potential issues affecting the property being purchased.
Mortgage lenders typically also require property searches (sometimes referred to as 'conveyancing searches') to be applied for. Required searches will include:
- Local Authority (LA) search - exposes issues like road schemes that could affect the property
- Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
- Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
- Chancel repair liability - there is a risk that some Ilfracombe properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.
Additional searches, such as a tin mining search or an agricultural search, may also be referred to following the initial searches.
The estimated turnaround time for searches delivered by North Devon District Council is 10 weeks, so faster personal searches will be preferred.
The conveyancing solicitor acting for the buyer will request official entries from the Land Registry. This will help to reveal planning issues. Examples of these include neighbours' rights of access or outbuildings lying outside the boundary.
North Devon District Council Council Tax
North Devon District Council calculate your council tax based on a number of factors e.g. the square footage of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, the occupier of a Band E property in the North Devon District Council area would pay annual council tax of £2,247.
Ilfracombe conveyancing solicitors will inform a buyer of the property's band as soon as 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 reduces the tax due to 75% which would equal £1,685.
Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property is occupied solely by students. A property constructed after 1991 is assessed by the Valuation Office Agency.
|Band||North Devon District Council Tax (2018)|
Does anyone ever challenge their valuation?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
A property owner can also ask for their property to be reassessed. A refund may be due if the property is awarded a lower band.
Stamp Duty on Ilfracombe properties
SDLT is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.With some exceptions, if you purchase a property over the £125k threshold you will have to pay SDLT.
Quittance's online case management system are fully integrated with HM Revenue & Customs's electronic filing systems.
The following table illustrates stamp duty examples for typical properties in Ilfracombe:
|Average sale price (February 2018)||Stamp Duty Land Tax|
|Average price (detached)||£411,875||£10,593.75|
|Average new build||£330,000||£6,500.00|
Stamp duty relief for first-time buyers in Ilfracombe
First-time buyer stamp duty relief is available on property purchases below £300k. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not let out. So if a second property was bought for £366,944 then the SDLT total will be £29,355.52.
Ilfracombe conveyancing solicitors should confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Ilfracombe
The risks associated with buying a leasehold flat in the UK are well known. There are numerous technical issues that could be awaiting an uninformed buyer, including doubling ground rents and undisclosed major works.
If you are planning to purchase a leasehold property, a good conveyancing solicitor in Ilfracombe will investigate aspects of the leasehold purchase, e.g. service charges for relevant date periods, flats in the same block with disparity between their leases and managing agent or landlord enquiries.
Make sure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitors.
Buying a 'New Build' property in Ilfracombe?
The average value of a new build in Ilfracombe is £158,671, according to local information gathered by HMLR. 7 brand new properties have been bought in Ilfracombe in 2018 so far.
A new-build conveyancing solicitor in Ilfracombe needs to be conscious of local considerations and new build's additional complexities, including confirming building regulation compliance and advising on mortgage offer flexibility for delayed completion.
Our new build conveyancing team are specialists in new build purchases and meeting short developer deadlines.
Devon Conservation areas
If you are intending to buy a property in one of Ilfracombe's conservation areas, the property will need to meet any conservation area constraints. These building controls, referred to as Article 4 Directions, could include restrictions affecting frontal additions to the property such as a porch, restrictions on the use of external insulation or restrictions 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 if the changes were made by the previous owner.
The local planning authority (LPA) for North Devon has designated conservation area status on certain areas of Ilfracombe. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Ilfracombe.
Conveyancing - Selling a property in Ilfracombe
The legal work involved in a property sale is simpler than for a property purchase. The purchaser carries out a comprehensive legal review on your home, whilst conveyancing solicitors in Ilfracombe acting for the seller effectively just collects any required paperwork and answers the buyer's questions .
What could jeopardise your sale?
A house or flat will often come with many issues (for example missing planning regulations) that can threaten the sale conveyancing process.
Property experts almost always advise that vendors handle any such problems as soon as they come to light.
- The Essential Conveyancing Guide for Sellers in 2018
- Subsidence? What to do before selling your home
- No electrical completion certificate? What to do before selling your home
Read more conveyancing advice for sellers.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold property is a great deal more complicated compared to a freehold house.
The complexities of leasehold mean conveyancing solicitors in Ilfracombe will usually undertake additional tasks, which could include collating an up-to-date service charge statement, through to a copy of the lease.
To reduce delays, it is highly recommended that the vendor contacts a conveyancer with leasehold experience as early in the process as possible, and preferably before marketing the property,.
What if your conveyancing solicitors are acting for the other side?
Conveyancers regulated by the CLC can act for both sides. However, SRA regulations restrict the same solicitor from acting on both sides in a property sale.
You could contact a law firm in Ilfracombe to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.
Local Ilfracombe conveyancing solicitor directory
- Berensens LLP, 8 Church Street, Ilfracombe, Devon, EX34 8HA
- Brewer Harding & Rowe Solicitors LLP, 6/9 Market Square, Ilfracombe, Devon, EX34 9AX
- Sturgess Perring Solicitors, 20 Bicclescombe Gardens, Ilfracombe, Devon, EX34 8EX
Conveyancing - Remortgaging a property in Ilfracombe
The most common reason homeowners remortgage a home is to secure a better rate of interest. Other reasons to consider remortgaging include wanting a more flexible mortgage, or releasing funds to help pay for home improvements.
A good conveyancing solicitor in Ilfracombe can reduce the remortgage processing time, helping you get onto the lower rate earlier. With rate rises hard to predict, fast conveyancing can be a critical factor in getting the mortgage rate you want.
It is crucial that the property lawyer handling your remortgage can act for your preferred mortgage provider. Quittance Conveyancing are on all major UK lenders' panels. So whether you are changing to a fixed-rate mortgage with the Co-operative Bank or to a capped-rate mortgage with the Buckinghamshire Building Society, we can help.
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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