Award-winning No Move, No Fee conveyancing for Kettering home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer guaranteed fixed conveyancing fees, and you will never be in the dark about how your sale or purchase is progressing, thanks to our focus on better communication between all parties.
Every year our award-winning no sale - no fee property lawyers help residential property buyers and sellers looking for conveyancing solicitors in Kettering and across Northamptonshire.
If, for any reason at all, your property sale or purchase does not proceed our no sale no fee service means you won't incur any conveyancing solicitors' legal fees.
Kettering's most communicative conveyancing service
According to a Law Society consumer survey, one in two of those asked said that it was poor communication that delayed their home move.
The consumer service charters of both the Law Society's CQS and the CLC are concerned with resolving the issue of sub-standard conveyancing solicitor communication.
Even though conveyancing the Council for Licensed Conveyancers and the SRA are addressing the problem, according to a Conveyancing Association-commissioned survey of 1,500 people, 46% of consumers believed that more efficient communication would have accelerated the completion of their sale or purchase.
Keeping you updated
Our Kettering conveyancing solicitors deliver an award-winning conveyancing service. We strive to give you the information you require by email, phone and online, every day of the week:
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Updated: October 12, 2018
Kettering conveyancing solicitor fees
No Move, No Fee conveyancing in Kettering
Conveyancing solicitor fees are paid your Kettering conveyancing solicitor for the legal work for a home sale or purchase.
Are Kettering conveyancing fees and costs fixed?
Our solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Kettering who work on an hourly rate. Your quote will explain all fees and other costs you will be charged when your sale or purchase completes.
Besides conveyancing fees, what other costs are there?
In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Land Registry fees or telegraphic transfer fees.
How much will conveyancing in Kettering cost in total?
Conveyancing solicitor fees in Kettering will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, specific extra searches, e.g. utilities searches, may be necessary and council search fees will vary.
For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Kettering
Purchase conveyancing will need the Kettering conveyancing solicitor to consider a wide range of issues. Examples of such issues are local planning restrictions and factors affecting the mortgageability (e.g. solar panel leases).
The conveyancer will feed the results of their enquiries back to the buyer and their lender, help with resolving any problems and confirm that the legal title passes to the new owner.
The following section considers the property types that involve additional hazards for buyers who need conveyancing solicitors in Kettering.
- Conveyancing solicitors in Corby
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- Conveyancing solicitors in Northamptonshire
Your Kettering conveyancing solicitor must be lender-approved
Before appointing a Kettering conveyancing solicitor, you must confirm that they can act in the interests of your chosen lender, whether you are getting a mortgage from Halifax, Platform or any other lender.
A lot of mortgage lenders are only happy to work with a restricted panel of legal firms that meet strict criteria. If a solicitor is unable to act for your chosen lender, the lender will likely require a second solicitor firm to act in their interests.
You will usually need to pay this substitute solicitor's costs, and weeks could be added to the conveyancing process.
Quittance Conveyancing can perform the conveyancing for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Kettering Borough Council)
Searches are submitted by Kettering conveyancing solicitors to unearth any significant issues that might potentially compromise how much your home will be worth.
Mortgagees also usually require conveyancing searches to be applied for. Required searches will include:
- Local Authority search - includes a list of planning decisions that could affect the property
- Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
- Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
- Chancel repair liability - describes the insurance to protect against any liability owed by Kettering properties for local parish repairs.
More specialised searches, such as a highways authority search or a commons registration search, may also be recommended in the initial LA and Environmental searches.
Homebuyers should expect to wait approximately 5 weeks for Local Authority searches from Kettering Borough Council. Your lawyer could instead use faster personal searches.
Your conveyancing solicitor will obtain office copies from HMLR. This helps to find any potential issues. These issues could include rights or restrictions on how the property may be used or a difference between the agent's floorplan and the title plan.
Kettering Borough Council Council Tax
Council tax is calculated by Kettering Borough Council on property value and the number of people living in the property. E.g. for an average Valuation Band D residential property in Kettering, the amount payable would be £1,682.
Kettering conveyancing solicitors will inform a purchaser 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 (25%) would reduce the tax due to £1,261.
Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is a 'granny annexe'. New build homes are assessed by the Valuation Office Agency and allocated a council tax band.
|Band||Kettering Borough Council Tax (2018)|
What to do if you suspect your new home is incorrectly valuedTo appeal contact:
Valuation Office Agency
59-77 Sheep St
A homeowner can ask for their property to be reassessed.
Stamp Duty on Kettering properties
If a home is valued at over £125k, the property purchaser usually must pay SDLT. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.
HMRC late filing penalties are avoided using the latest integrated case management system.
See table below for SDLT examples for homes in Kettering:
|Average sale price (February 2018)||Stamp Duty Land Tax|
|Average price (detached)||£298,150||£4,907.50|
|Average new build||£342,950||£7,147.50|
Stamp duty relief for first-time buyers in Kettering
Since 11/17, first-time buyers only need to pay stamp duty on residential properties valued over £300,000. Following the autumn statement, second home buyers must pay a 3% SDLT surcharge. E.g. if a second home was bought for £201,416 then the stamp duty including the surcharge would be £10,070.80. .
Kettering conveyancing solicitors will ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in Kettering
It is rarely a good idea to buy a leasehold house or flat if you are unaware of the facts. Doubling ground rents, overpriced managing agent packs and restrictions on the use of the property are but a few of the many traps lying in wait for the unsuspecting buyer.
If you intend to buy a leasehold home, a experienced conveyancing solicitor in Kettering will address aspects of leasehold, e.g. reserve funds, service charges, ground rents and buildings insurance arrangements and reviewing the lease itself (some leases are over 100 years old).
Quittance Conveyancing's leasehold conveyancing solicitor team will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Kettering?
7 new build homes have been bought in Kettering in 2018 so far, according to data sourced by the HM Land Registry. The average purchase price of Kettering new build property is £388,691.
A new-build conveyancing solicitor in Kettering must be well-versed in both local Kettering considerations as well as the extra complexities associated with new build, e.g. dealing with failures to arrange warranty provider inspections, handling initial Land Registry registration and working with warranty providers, including NHBC, Building Zone and Aedis.
Our highly qualified new build team are specialists in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.
Northamptonshire Conservation areas
Moving into a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area restrictions will affect your property.
Called Article 4 directions, these conditions can include a prohibition on roof terraces, general restrictions governing unsympathetic additions or modifications or restrictions on extensions normally within Permitted Development rights.
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.
Conservation areas in Kettering include Cranford, Burton Latimer and Weston by Welland. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Kettering.
Conveyancing - Selling a property in Kettering
Conveyancing for a house sale is less difficult than for a purchase. For a house purchase, the obligation lies entirely with the buyer to satisfy themselves that the property's title can be mortgaged and is free from legal issues.
With a sale, conveyancing solicitors in Kettering acting for the seller need only respond to the buyer's questions.
Why do sales fall through?
Common issues, like restrictions on how you can use the property, have the capacity to endanger your move if ignored.
You shouldn't ignore this as it is highly unlikely that the problems won't be picked up. The best course of action is to speak to an expert and attempt to resolve it proactively.
- Noisy neighbours? What to do before selling your home
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
Sale conveyancing for a leasehold property
The legal work for a leasehold property is quite a lot more involved than for a freehold house.
Leasehold complexity involves additional work on the part of conveyancing solicitors in Kettering, for example requesting an up-to-date service charge statement, through to the memorandum of articles of association (if applicable).
Given the complexities of leasehold property, it is strongly advised that you instruct a leasehold specialist as soon as the property is marketed, if not before,.
Can your conveyancing solicitors act for the buyer and the seller in one transaction?
SRA rules restrict the same solicitor from acting on both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both sides.
You can contact a local Kettering conveyancing solicitor firm to carry out your legal work, if a Quittance solicitor is acting for the other side.
Local Kettering conveyancing solicitor directory
- E.surv Chartered Surveyors Ltd, Lahnstein House, Gold Street, Kettering, Northhamptonshire, NN16 8AP
- Isis Legal Ltd, 21 Market Street, Kettering, Northamptonshire, NN16 0AH
- Seatons Law Limited, 6 Market Street, Kettering, Northamptonshire, NN16 0AH
- Crofts, 4 School Lane, Kettering, Northamptonshire, NN16 0DH
- Lamb & Holmes, West Street, Kettering, Northamptonshire, NN16 0AZ
Conveyancing - Remortgaging a property in Kettering
Homeowners remortgage a home for a number of reasons, including releasing capital, or getting on to a new fixed-rate deal. The main reason, however, is to get a more attractive interest rate.
Homeowners can appreciate the benefits of a better rate earlier with a more efficient conveyancing solicitor in Kettering. They will work to reduce the processing time of the conveyancing. With the Bank of England base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.
A property lawyer will act for both you and the new lender to make sure that the new interest in the property is registered correctly and the interests of the lender are covered.
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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