Award-winning No Move, No Fee conveyancing for Kesgrave home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our property lawyers deliver a specialist no sale - no fee service to home buyers and sellers looking for conveyancing solicitors in Kesgrave and across Suffolk.
We offer 100% fixed conveyancing fees, and our focus on proactive communication between all parties means you will always be informed about the progress of your move.
In the event that your property sale or purchase does not ultimately go ahead our no sale no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
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Kesgrave's most communicative conveyancing service
According to a Law Society poll of home movers in England and Wales, nearly half of the people who took part in the study stated that poor communication delayed their sale or purchase.
The official bodies of Kesgrave property lawyers are particularly concerned with promoting better communication standards, and the service quality standards of the CLC and the Law Society's CQS stipulate the required standard of communication.
Nonetheless poor communication remains one of the top 5 reasons complaints are made against solicitors.
Keeping you updated
Our Kesgrave conveyancing solicitors aim to provide the UK's most communicative and client-friendly property legal service. We deliver to you the information you require by email, phone and online, every day of the week:
- Best Kesgrave conveyancing solicitor fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Frequent status notifications by your chosen method (including SMS, phone and email)
- Access to your complete file online
- Your conveyancer's email address and DDI
Updated: October 12, 2018
Kesgrave conveyancing solicitor fees
No Move, No Fee conveyancing in Kesgrave
Conveyancing solicitor fees are the costs you pay to your Kesgrave conveyancing solicitor for handling the legal work for your move.
How are Kesgrave conveyancing fees calculated?
We work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Kesgrave who work on a cost per hour basis. Your conveyancing quote will explain all fees and disbursements you will need to pay when your property transaction has completed.
Are there any other costs in addition to conveyancing fees?
In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy searches or office copies.
How much will the total conveyancing fees in Kesgrave cost?
Whilst conveyancing fees in Kesgrave will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a mining search, may be needed.
For a standard conveyancing transaction, the fees we quote are the fees you pay. There are no hidden costs or nasty surprises with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Kesgrave
As a key part of the legal work for a property buyer, a conveyancing solicitor in Kesgrave will carry out due diligence on the property's title and report back to the purchaser and the mortgage lender (if applicable).
Once their enquiries are complete the lawyer will give advice and will solve outstanding issues and register the title in the new owner's name.
The following section discusses those residential property types that may be of concern to homebuyers who want conveyancing solicitors in Kesgrave.
- Conveyancing solicitors in Bury St Edmunds
- Conveyancing solicitors in Felixstowe
- Conveyancing solicitors in Haverhill
- Conveyancing solicitors in Ipswich
- Conveyancing solicitors in Suffolk
Your Kesgrave conveyancing solicitor must be lender-approved
Before appointing a Kesgrave conveyancing solicitor, it is paramount that you confirm that they can represent your mortgage lender, whether you are getting a mortgage from Secure Trust, Barclays Bank or any other lender.
Many banks and building societies are only prepared to work with a select panel of law firms that pass strict standards. If your solicitor is unable to act for your mortgage lender, the lender will probably need a second firm to complete the legal work.
The buyer will usually need to pay this alternate solicitor's fees and significant delays to your move could occur.
Our conveyancing solicitors can act on behalf of all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Suffolk Coastal District Council)
Searches are carried out by Kesgrave conveyancing solicitors in order to identify problems that could impact the value of your house or flat.
Mortgage lenders almost always need certain searches to be purchased. Required searches will include:
- Local Authority (LA) search - exposes issues like road schemes that could affect the property
- Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.
Your lawyer will tell you if your mortgage lender requires any more searches, such as a Crossrail search or an energy search.
The average turnaround time for LA searches from Suffolk Coastal District Council is 7 weeks. In these circumstances, faster personal searches will be recommended.
The buyer's conveyancing solicitor also retrieves an 'Official Copy of the Title Register' from HM Land Registry. This helps to find any potential issues, for example restrictions that limit alterations or a difference between the agent's floorplan and the title plan.
Suffolk Coastal District Council Council Tax
The council tax paid by a homeowner is based on a number of criteria including the number of occupants and the property's value as at 1 April 1991. The occupier of a property in Tax Band D, for example, would owe annual council tax of £1,657.
A conveyancing solicitor in Kesgrave will inform the buyer of the property's 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 reduces the tax due to 75% which would equal £1,243.
Other discounts and exemptions could 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 if the property is occupied by someone who is seriously mentally impaired.
|Band||Suffolk Coastal District Council Tax (2018)|
Valuation Office Agency
St. Clare House
The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.
Stamp Duty on Kesgrave properties
If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable. Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.
Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to HM Revenue & Customs as quickly as possible.
The following table illustrates Stamp Duty Land Tax examples for average properties in Suffolk:
|Average selling price (2018 to date)||Stamp Duty|
|Average price (detached)||£378,964||£8,948.20|
|Average new build||£286,968||£4,348.40|
Stamp duty relief for first-time buyers in Kesgrave
Since November 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k.
Conveyancing solicitors in Kesgrave should ensure their client pays the right amount.
Buying a flat? Leasehold conveyancing in Kesgrave
It can be risky to purchase a leasehold house or flat without understanding the implications. Exponential ground rents, sinking fund issues and unfair clauses in the lease are but a few of the frequent complications lying in wait for the unsuspecting purchaser.
If you intend to purchase a property with a lease, a experienced conveyancing solicitor in Kesgrave will consider possible leasehold issues, for example dealing with landlords, reviewing the lease itself (many leases are decades old) and reserve funds.
Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Kesgrave?
The average price for Kesgrave new build property is £286,968. 78 new build properties have been bought in Kesgrave in 2018 so far.
A new-build conveyancing solicitor in Kesgrave must be aware of Kesgrave-specific factors and the specific issues associated with new build, including negotiating new build contracts and working to tight developer deadlines.
Quittance Conveyancing deliver a specialist assessment of the legal status of the property, scrutinising contract issues ranging from problematic leasehold terms to exponential ground rent and service charges (where applicable).
Conservation areas in Suffolk
When acting for the purchaser of a property in Kesgrave, a conveyancing solicitor will need to check whether the property is in a conservation area in Kesgrave. If it is, the house will be affected by specific restrictions. Referred to as Article 4 directions, these restrictions may include:
- Limits on the use of non-traditional building materials
- A ban on VELUX windows
- Restrictions on outbuildings and extensions
If a property is in breach, the local council can instruct the owner to 'undo' the recent changes, 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 Kesgrave.
Conveyancing - Selling a property in Kesgrave
The legal side of a sale of a house or flat is much simpler than for a purchase. The purchaser does a detailed legal assessment into the property and its legal title. Conveyancing solicitors in Kesgrave acting for the seller, however, essentially just replies to the solicitor's standard and additional enquiries.
What can sellers do to help your sale go through?
Common obstacles, like a landlord dispute on a leasehold property, can actually hinder the sale conveyancing process if not dealt with promptly.
It is better not to hide from the issue in the hope that any issues won't be spotted. Instead, you should get advice, face the issues head on, and find a solution at the earliest stage.
- The Essential Conveyancing Guide for Sellers in 2018
- What to do before selling your 'share of freehold' flat
- No electrical completion certificate? What to do before selling your home
For more conveyancing advice for sellers click here.
Selling a leasehold property
The legal work for a leasehold flat (houses are rarely leasehold) is quite a lot more complicated in comparison with a freehold house.
Kesgrave conveyancing solicitors must usually carry out further legal work, including obtaining 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 seller instructs a leasehold specialist as soon as an estate agent is chosen.
Can your conveyancing solicitors act for both sides?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA regulations prevent the same conveyancing solicitor from working on behalf of both sides in a property sale.
You could contact a law firm in Kesgrave to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.
Local Kesgrave conveyancing solicitor directory
- Ross Coates Solicitors, 139 Main Road, Kesgrave, Ipswich, Suffolk, IP5 2NP
Conveyancing - Remortgaging a property in Kesgrave
Securing a better rate of interest is usually why homeowners opt to remortgage. There are other reasons, including getting onto a longer fixed-rate term, or releasing capital.
An efficient conveyancing solicitor in Kesgrave can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting the mortgage rate you want.
It is critical that the property lawyer handling your remortgage can also act for your chosen bank or building society. Our conveyancers are on all major UK lenders' panels. So no matter whether you are moving to a fixed-rate mortgage with RBS or to a variable-rate mortgage with the Yorkshire Building Society, Quittance 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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