Award-winning No Move, No Fee conveyancing for Ivybridge home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's property lawyers deliver an award-winning No Sale, No Fee service to property sellers and buyers looking for conveyancing solicitors in Ivybridge.
We offer guaranteed fixed conveyancing fees, and our focus on proactive communication between all parties means you will always be up to speed regarding the progress of your move.
In the event that your sale or purchase does not proceed our no sale no fee service means you won't incur any conveyancing solicitors' legal fees.
Ivybridge's most communicative conveyancing service
According to a survey of nearly 1/4 million home buyers carried out by Modern Law Magazine, 1/5 of complaints made about residential property solicitors stemmed from poor communication.
The service quality charters of both the Law Society's CQS and the CLC are focused on conveyancing solicitor communication.
Nonetheless inadequate communication is one of the most common complaints made to the Ombudsman.
Keeping you informed
Our team of Ivybridge conveyancing solicitors offer an exceptional property legal service. We provide you with the information you need by email, phone and via our case management app, 7 days a week:
- Best Ivybridge conveyancing solicitor fees
- Direct contact details of your conveyancer
- Award-winning case tracking system
- Regular progress updates via SMS, phone and email
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Updated: October 12, 2018
Ivybridge conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Ivybridge
Conveyancing solicitor fees are the charges you pay to your Ivybridge conveyancing solicitor for carrying out the legal work for a property transaction.
Do Ivybridge conveyancing solicitors work on a fixed fee basis?
Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Ivybridge who carry out the legal work on a fees per hour basis. Your conveyancing quote explains all fees and other costs you will be charged when your sale or purchase completes.
Are there any other costs?
You will have to pay any 'disbursements', on top of the conveyancing fees.
Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like indemnity insurance or Land Registry fees.
How much will conveyancing in Ivybridge cost in total?
Ivybridge conveyancing fees will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a Coal Authority search, may be needed and council search fees will vary.
For a standard conveyancing transaction, what we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Ivybridge
A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.
It is, however, still the duty of a Ivybridge conveyancing solicitor to make enquiries about the property, make their "report on title", assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.
The following discusses elements of the buying process for conveyancing solicitors in Ivybridge that need specialist knowledge.
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- Conveyancing solicitors in Devon
Your Ivybridge conveyancing solicitor must be lender-approved
Before you appoint a conveyancing solicitor in Ivybridge, it is vital that you check that they can act on behalf of your chosen lender, whether you are obtaining a mortgage from the Skipton Building Society, Halifax or any other lender.
Many lenders are only prepared to work with a selected list (known as a 'panel') of legal practices that meet strict selection criteria. If a conveyancer is not on the panel of your chosen lender, the lender will require an alternative firm to carry out the legal work.
The home buyer will then have to cover this alternate solicitor's costs and significant delays to your move could occur.
Quittance Conveyancing are approved to act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
South Hams District Council searches
Searches are submitted by Ivybridge conveyancing solicitors to help to identify issues that might potentially compromise the value of your property.
Lenders also expect searches (as set out in the CML Handbook) to be submitted. These include:
|Local Authority (LA) search||exposes issues like road schemes that could affect the property|
|Environmental search||shows whether the surrounding environment is suitable for the purchaser|
|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||describes the insurance to protect against any liability to the local parish for repairs.|
Homebuyers will be made aware if your lender wants any additional searches, e.g. a more detailed flood report or a Forestry Commission search.
The typical processing time for searches supplied by South Hams District Council is 10 weeks, so faster personal (as opposed to official) searches will be recommended.
Ensuring planning permission is in place
The conveyancing solicitor acting for the buyer will obtain office copies from the Land Registry. This will help to identify planning issues. Examples of these include the title plan showing only very general boundaries or the breach of a restrictive covenant.
South Hams District Council Council Tax
As a homeowner in Ivybridge, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Valuation Band E house in Ivybridge, the council tax payable would be £2,227 per year.
A conveyancing solicitor in Ivybridge will inform the purchaser of the property's band once they have the Local Authority search results.
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 £1,670.
Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or where the property is uninhabitable. The Valuation Office Agency (VOA) assess council tax bands for newly-constructed property, and where the owner has requested a revaluation.
|Band||South Hams District Council Tax (2018)|
Can I lower my band?
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, and 20 were upheld and refunds awarded. To challenge your banding contact:
Valuation Office Agency
190 Armada Way
Stamp Duty on Ivybridge properties
Given the complexity of the SDLT1 tax return form, only the courageous would attempt to complete and file this with HMRC (formerly Inland Revenue) without a conveyancing solicitor's help.SDLT is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).
Quittance Conveyancing's case management system are fully integrated with HMRC (formerly Inland Revenue)'s online SDLT filing systems.
See table below for SDLT examples for homes in Ivybridge:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£343,384||£7,169.20|
|Average new build||£268,276||£3,413.80|
Stamp duty relief for first-time buyers in Ivybridge
Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.
Conveyancing solicitors in Ivybridge will confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Ivybridge
Purchasing a leasehold house or flat without being aware of the facts is risky. The many potential complications awaiting an uninformed purchaser could include unfair developer practices and ground rent multipliers.
A experienced conveyancing solicitor in Ivybridge will address aspects of leasehold, for example :
- reviewing the lease itself (some leases are over 100 years old)
- dealing with freeholders
- service charges and whether they have been collected
- missing building regs and planning
- insurance covenants
Ensure that you are fully-informed regarding your decision to buy a leasehold property with our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Ivybridge?
1 newly-constructed homes have been bought in Ivybridge in 2018 so far, according to the Land Registry. The average sale price of a new build home in Ivybridge is £177,000.
The legal side of acquiring a new build property is considerably more complicated than buying a 'secondhand' home. To avoid potential problems a Ivybridge conveyancing solicitor should be aware of local issues and should investigate several key issues, like dealing with failures to arrange warranty provider inspections and negotiating new build contracts.
Our team of new build conveyancers are experts in working to tight developer deadlines and new build purchases.
Devon Conservation areas
Your conveyancing solicitor will confirm whether the property you are planning to buy is in one of Ivybridge's conservation areas. If it is, the home will be affected by specific restrictions. Called Article 4 directions, these building controls may include:
- A prohibition on the removal of front boundary walls
- Restrictions preventing the installation of VELUX windows
- Restrictions on side or two-storey extensions
If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even if the changes were made by the previous owner.
Your conveyancing solicitor will address whether your planned purchase is located one of Ivybridge's conservation areas.
Conveyancing - Selling a property in Ivybridge
The legal process for a sale of a house or flat is less complicated than when buying. The buyer's conveyancer conducts a full legal review into the property. Conveyancing solicitors in Ivybridge acting for the seller essentially just replies to the solicitor's standard and additional enquiries.
What should you do to reduce the risk of an abortive sale?
Frequently occurring issues, such as an issue with noisy neighbours or being in an area threatened by local development, can seriously delay the sale conveyancing process if not dealt with promptly.
It is almost always a good idea for vendors to tackle such issues head on.
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
Read more conveyancing advice for sellers.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold flat is significantly more specialised than for a freehold house.
The complexities of leasehold mean conveyancing solicitors in Ivybridge must undertake additional tasks, including sourcing the latest service charge and ground rent statement or any details of any ongoing enfranchisement process.
It is strongly advised that the seller instructs a leasehold expert as soon as possible, and ideally before marketing the property, to avoid undue delays.
Can Quittance conveyancers act for the buyer and the seller of the same home?
SRA rules restrict 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 Ivybridge conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.
Local Ivybridge conveyancing solicitor directory
- Bright (South West) LLP, Unit 9, Watermark Business Centre, Erme Court, Leonards Road, Ivybridge, Devon, PL21 0SZ
- Howard and Over LLP, 61 Fore Street, Ivybridge, Devon, PL21 9AE
- Kings - Solicitors, 24 Fore Street, Ivybridge, Devon, PL21 9AB
- SW Law Solicitors Ltd, Kingsley Close, East Way, Lee Mill, Ivybridge, Devon, PL21 9GD
Conveyancing - Remortgaging a property in Ivybridge
Whilst homeowners consider remortgaging for a range of reasons, homeowners usually remortgage their home to secure a lower interest rate.
Homeowners can enjoy the benefits of a better rate sooner by using a more efficient conveyancing solicitor in Ivybridge, working to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a key consideration when securing the rate you want.
In order to certify that the mortgage provider's interests are protected, a property lawyer will need to act for both you and your new bank or building society.
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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