Updated: October 12, 2018

Kendal conveyancing solicitor fees

No Move, No Fee conveyancing in Kendal

Conveyancing solicitor fees will be paid conveyancing solicitors in Kendal for the legal work involved in moving home.

Are Kendal conveyancing fees and costs fixed?

Some conveyancing solicitors in Kendal will work on a price per hour basis. Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote will set out what fees you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as local authority searches or office copies.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Kendal cost?

Conveyancing solicitor fees in Kendal will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a commons registration search, may be needed.

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

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Kendal

As a key part of the legal work for a homebuyer, the conveyancing solicitor in Kendal will examine the draft contract and investigate the title of the property and deliver their report on title to the purchaser.

After making their enquiries the lawyer will offer professional advice and will offer pragmatic solutions and confirm that the Land Registry's record of the property is updated.

This section provides useful guidance for people searching for conveyancing solicitors in Kendal for a purchase.

Your Kendal conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from Handelsbanken, Santander or any other lender, before selecting a Kendal conveyancing solicitor you must confirm that they are on the approved solicitor panel of your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies are only happy to work with a select panel of solicitors or licensed conveyancers that meet stringent criteria.

If this is the case, the lender will likely require an alternative firm to complete the legal work, and you will usually need to pay this substitute lawyer's costs. This can mean the process takes much longer.

Your purchase can be seriously delayed if you fail to check your conveyancer's lender panel status.

Our solicitors are approved members of all lender panels.

Conveyancing Searches (South Lakeland District Council)

Searches are submitted by Kendal conveyancing solicitors to help to identify issues that might potentially compromise how much your house or flat will be worth. They include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Kendal properties for local parish repairs.

You will be told if your lender wants any further searches, for example a radon gas search or a more detailed plan search.

South Lakeland District Council has an approximate processing time of 8 weeks for property searches, so your lawyer will advise using faster personal searches.

Checking planning permission status

Official Entries will also be obtained by the conveyancing solicitor acting for the homebuyer. This will help to identify any issues, such as the title plan showing only very general boundaries or rights or restrictions on how the property may be used.

South Lakeland District Council Council Tax

South Lakeland District Council calculate council tax on Kendal homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,592.

Kendal conveyancing solicitors will inform a purchaser of the home's tax 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 £1,194.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or where the property (land) is a boat mooring or caravan pitch.

Band South Lakeland District Council Tax (2018)
A £1,194
B £1,393
C £1,592
D £1,791
E £2,189
F £2,587
G £2,985
H £3,582

Can I appeal against my band?

A homeowner can ask for their property to be reassessed. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Glynis House
25-27 Brogden St
LA12 7AT

Stamp Duty on Kendal properties

Steep fines await those who miss the SDLT payment deadline. If you are buying a residential property that costs over £125k, then you will have to pay Stamp Duty Land Tax to HMRC.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

This table sets out stamp duty for typical property in Kendal:

  Average selling price (2017) Stamp Duty Land Tax
Average price £272,822 £3,641.10
Average price (detached) £362,144 £8,107.20
Average new build £153,682 £573.64
Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Kendal for the average price of £272,822 the SDLT would be £21,825.76.

Stamp duty relief for first-time buyers in Kendal

First-time buyer stamp duty relief is available on property purchases below £300k.

Kendal conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Kendal

New build site

Buying a leasehold home if you are unaware of the implications can be costly. The many potential traps awaiting the unsuspecting purchaser include unreasonable managing agent fees and spiralling ground rents.

Severe consequences can result from a less-experienced conveyancing solicitor's inaccurate leasehold advice.

A competent conveyancing solicitor in Kendal will consider potential leasehold issues, e.g. reviewing the lease itself (leases can be 10's or even 100's of years old), absent freeholders and ground rents and service charges.

Ensure that you are aware of all the potential issues and costs associated with the lease with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Kendal?

New build site

The average cost of a new build home in Kendal is £163,873. 4 new build homes have been bought in Kendal in 2018 so far.

Purchasing a new build property is more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Kendal must be aware of local considerations and needs to consider a range of factors, including dealing with delays associated with off-plan and dealing with incomplete service connection agreements.

Our specialist team of new build conveyancers deliver an expert assessment of the legal title of the property, and in particular considerations ranging from the home's subsequent marketability to an assessment of other risks, such as regional infrastructure development.

Cumbria Conservation areas

Your conveyancing solicitor will check if the property you are going to buy is in a conservation area in Kendal. If it is, the home could be affected by specific restrictions. Called Article 4 directions, these constraints could include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

If a property is in breach, the owner could be instructed to pay for the property to be changed back to the state it was in before the recent alterations, 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 Kendal.

Conveyancing - Selling a property in Kendal

The legal side of a sale of a house or flat is generally simpler than for a purchase. With a property purchase, the principle of 'buyer beware' means that the onus lies entirely with the buyer to establish that the title of the property they are buying does not have any legal issues.

On the other hand, when selling, conveyancing solicitors in Kendal acting for the current owner need only answer any enquiries made by the buyer's solicitor.

What could put the sale of your property at risk?

Obstacles, such as where the property differs from the title plan, can seriously derail your move if ignored.

Property experts generally advise that sellers tackle any such problems head on.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold flat is quite a lot more difficult than for a freehold house.

Conveyancing solicitors in Kendal will also perform extra work, which could include requesting an up-to-date service charge statement, through to any documentation relating to forfeiture proceedings.

To accelerate the handling of the leasehold work, it is highly recommended that the vendor contacts a conveyancer with leasehold experience as soon as possible, ideally before putting the property on the market,.

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

A CLC-regulated conveyancer can act for both sides. However, SRA regulations prevent the same solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a Kendal property, and a Quittance solicitor is acting for the other side, you could instruct a property solicitor firm in Kendal to undertake your conveyancing.

Local Kendal conveyancing solicitor directory

  • Thomson Hayton Winkley Limited, 114-116 Stricklandgate, Kendal, Cumbria, LA9 4QA
  • Clarkson Hirst Solicitors Limited, 35a Stricklandgate, Kendal, Cumbria, LA9 4LT
  • Poole Townsend Solicitors Ltd, 2 Market Place, Kendal, Cumbria, LA9 4TN
  • Arnold Greenwood Solicitors Limited, Exchange Chambers, 8-10 Highgate, Kendal, Cumbria, LA9 4SX
  • Harrison Drury & Co Ltd, Bridge Mills, Stramongate, Kendal, Cumbria, LA9 4BD

Conveyancing - Remortgaging a property in Kendal

Homeowners remortgage a home for a number of reasons, including borrowing more to help pay for an extension, or wanting to overpay when the lender refuses. By far the most common reason, however, is to get a more affordable interest rate.

Homeowners can enjoy the benefits of a lower rate sooner by using a more proactive conveyancing solicitor in Kendal. They will work to reduce the processing time of the conveyancing. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

A property lawyer will act for both you and the bank or building society, in order to confirm the change of lender is recorded at the Land Registry and the lender'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

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