Award-winning No Move, No Fee conveyancing for Kidsgrove home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a house or flat, and need conveyancing solicitors in Kidsgrove, our award-winning no sale, no fee property lawyers are here to help.
We offer guaranteed fixed conveyancing fees, and our focus on proactive communication between all parties means you will always be up to speed regarding how your move is progressing.
Our no move no fee guarantee means should your move not proceed, even if you decide to pull out, you will not have to pay any conveyancing solicitors' legal fees.
Kidsgrove's most communicative conveyancing service
Approximately half of those contacted for a survey commissioned by InfoTrack did not receive enough communication from their solicitor.
The consumer service charters of both the Conveyancing Quality Scheme (CQS) and the CLC are particularly focused on the issue of conveyancing solicitor communication.
Even though conveyancing regulators are addressing the problem, a survey commissioned by the Conveyancing Association of 1,500 people showed that 46% of consumers felt that their sale or purchase would have completed sooner with more effective communication.
Quittance Conveyancing's Kidsgrove conveyancing solicitors deliver an award-winning property legal service. We provide the information you require 7 days a week, using the communication method of your choice:
- Cheapest Kidsgrove conveyancing solicitors fees
- Personal extension numbers of your conveyancer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Instant updates by your preferred contact method (including SMS, phone and email)
- View your online conveyancing file
Updated: October 12, 2018
Kidsgrove conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Kidsgrove
Conveyancing solicitor fees are paid to your Kidsgrove conveyancing solicitor for the legal work involved in moving home.
How are Kidsgrove conveyancing fees calculated?
Some conveyancing solicitors in Kidsgrove work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden costs. Your quote will set out exactly what you will need to pay when your property transaction has completed.
Are there any other costs?
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 ID checks or Stamp Duty Land Tax.
How much will conveyancing in Kidsgrove cost in total?
Conveyancing solicitor fees in Kidsgrove will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, specific extra searches, e.g. transport searches, may be necessary and Local Authority (LA) Search fees will vary.
With Quittance Conveyancing, there are absolutely no hidden fees. For a standard sale or purchase, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Kidsgrove
The conveyancing for a home purchase will require a Kidsgrove conveyancing solicitor to consider a wide range of issues. Examples of such factors are problems with the property's title (e.g. no 'absolute' title) and sitting tenants affecting the mortgageability of the property.
The solicitor will report their findings back to the buyer and the lender (where there is a mortgage), help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.
The following section provides useful advice for buyers searching for conveyancing solicitors in Kidsgrove.
- Conveyancing solicitors in Burton Upon Trent
- Conveyancing solicitors in Stoke On Trent
- Conveyancing solicitors in Wolverhampton
- Conveyancing solicitors in Staffordshire
Your Kidsgrove conveyancing solicitor must be lender-approved
Before appointing a Kidsgrove conveyancing solicitor, you must confirm that they can act for your lender, whether you are obtaining a mortgage from Scottish Widows, Yorkshire Bank or any other lender.
Some banks and building societies will only accept a restricted group of solicitors or licensed conveyancers that meet stringent standards. If your conveyancer can't act for your lender, the lender will likely require a second firm to complete the legal work.
The home buyer will then have to cover this alternate solicitor's fees and the conveyancing process could take much longer.
Our solicitors are on the panel of all banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Newcastle-under-Lyme Council)
Residential property searches are submitted by Kidsgrove conveyancing solicitors to unearth any significant issues that might possibly reduce how much the property you are buying will be worth.
Lenders also need to see certain searches to be purchased. These include:
|Local Authority (LA) search||covers the details of planning applications, decisions and the enforcement of breaches or violations.|
|Environmental search||identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.|
|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 owed by Kidsgrove properties for local parish repairs.|
Your conveyancer will tell you if your mortgage lender requires any more searches, such as a highways search or a geological search.
The typical lead time for conveyancing searches delivered by Newcastle-under-Lyme Council is 6 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.
Checking planning status
The conveyancing solicitor acting for the buyer will apply for the Title Register from HM Land Registry. This will help to identify any planning issues, for example discrepancies with the filed plan or restrictive covenants governing the use of the property.
Newcastle-under-Lyme Council Council Tax
Newcastle-under-Lyme Council calculate council tax on Kidsgrove homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Tax Band E home in Kidsgrove, the amount due would be £2,056 per year.
Conveyancing solicitors in Kidsgrove will inform the purchaser of the property's tax band as soon as they are notified.
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 £1,542.
Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if an occupier is an apprentice school leaver or YTS trainee.
|Band||Newcastle-under-Lyme Council Tax (2018)|
Can I challenge my valuation?
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 resulted in a reduction. To appeal contact:
Valuation Office Agency
Old Hall St
Stamp Duty on Kidsgrove properties
The buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable.
Quittance ensure that the convoluted SDLT1 form is completed accurately and without delay.
See examples for typical Staffordshire properties:
|Average selling price (February 2018)||SDLT|
|Average price (detached)||£304,624||£5,231.20|
|Average new build||£314,995||£5,749.75|
Stamp duty relief for first-time buyers in Kidsgrove
In 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000. Homeowners must pay a higher rate of SDLT when purchasing a second home. For example, if an existing homeowner bought a second home in Kidsgrove for the average price of £218,196 the SDLT would be £10,909.80.
Conveyancing solicitors in Kidsgrove should ensure an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Kidsgrove
Buying a leasehold home without understanding the implications can be costly. Ground rent multipliers, absent freeholders and undisclosed major works are among the many common complications lying in wait for the unsuspecting purchaser.
If you are planning to purchase a property with a lease, a specialist conveyancing solicitor in Kidsgrove will consider possible leasehold issues, e.g. landlord/tenant disputes, service charges and whether they have been collected and reviewing the lease itself (many leases are decades old).
Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Kidsgrove?
According to HMLR information, 81 new builds have been bought in Kidsgrove in 2018 so far. The average sale price of Kidsgrove new build properties is £256,590.
A new-build conveyancing solicitor in Kidsgrove will need to be familiar with Kidsgrove-specific factors and the specific issues associated with new build, e.g. handling the uncertainties of buying off plan, investigating issues with drains and roads that serve the property and checking new build warranties with warranty providers, including NHBC, Build Zone and Build Assure.
Our highly qualified conveyancing team specialise in representing buyers to achieve the best outcome and working to tight developer deadlines.
Staffordshire Conservation areas
When carrying out the conveyancing for a purchase in Kidsgrove, a conveyancing solicitor will need to confirm if the residential property is in one of Kidsgrove's conservation areas. If it is, the home could be affected by certain conditions. Called Article 4 directions, these conditions can include restrictions on the addition of boundary walls, restrictions on extensions normally within Permitted Development rights or general restrictions governing the use of unsympathetic materials.
The local planning authority can order any non-compliant alterations to a property to be changed or removed.
The local planning authority (LPA) for Newcastle-under-Lyme has designated conservation area status on certain areas of Kidsgrove. Your conveyancing solicitor will address whether your planned purchase is located one of Kidsgrove's conservation areas.
Conveyancing - Selling a property in Kidsgrove
The legal side of a property sale is much easier than when buying. The buyer's conveyancer will have to carry out extensive research into the property's title and other legal aspects. In contrast, conveyancing solicitors in Kidsgrove acting for the vendor just replies to the solicitor's standard and additional enquiries.
What could go wrong?
Obstacles, such as having a defective lease or having previously suffered from a flood event, might endanger a sale.
It is best not to procrastinate as it is highly unlikely that the problems won't be picked up - a better course of action will be to get professional advice, square up to the issue(s), and find a solution as quickly as possible.
- 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 property is a great deal more involved than for a more straightforward freehold house.
Conveyancing solicitors in Kidsgrove will also need to carry out additional work. This can involve approaching the managing company for the last 3 years' service charge accounts, through to looking into potential forfeiture proceedings.
It is recommended that the seller instructs a lawyer with leasehold experience as soon as is practicable to ensure any legal complexity is correctly handled.
What if Quittance is acting for the other side?
A CLC-regulated conveyancer can act for both sides. However, SRA regulations restrict the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase.
You may wish to contact a law firm in Kidsgrove to undertake your legal work, if we are acting for the other side.
Local Kidsgrove conveyancing solicitor directory
- Kenneth Jones Legal Limited, Church View, The Avenue, Kidsgrove, Stoke-on-Trent, Staffordshire, ST7 1AE
Conveyancing - Remortgaging a property in Kidsgrove
People remortgage their home for a variety of reasons, for example funding a one-off purchase, or fixing the mortgage on a new discounted rate. The most common reason, however, is to reduce the monthly repayments.
A proactive conveyancing solicitor in Kidsgrove will complete the conveyancing quickly, and move you to the better rate sooner. With rate rises anticipated, fast conveyancing can be a key consideration when getting on to the rate you want.
A property lawyer will need to act for both you and the new lender to make sure the change of lender is recorded at the Land Registry and the lender's capital is protected.
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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