Updated: October 12, 2018

Kings Langley conveyancing solicitor fees

No Move, No Fee conveyancing in Kings Langley

Conveyancing solicitor fees are what you pay conveyancing solicitors in Kings Langley for the legal work associated with buying or selling a property.

Are Kings Langley conveyancing fees and costs fixed?

Some conveyancing solicitors in Kings Langley will work on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis, with no unexpected, additional costs. Your quote explains exactly what you will be charged when your property transaction has completed.

What are disbursements?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like HMLR fees or leasehold information packs.

See: How much should conveyancing fees cost?

How much will conveyancing in Kings Langley cost in total?

Although conveyancing fees in Kings Langley will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, specific extra searches, e.g. a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. 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 Kings Langley

"Caveat emptor", or "buyer beware", was a key part of property law in England and Wales. Since 2013, this principle no longer applies, however, it remains the duty of a buyer's legal representative to investigate their intended purchase.

A conveyancing solicitor in Kings Langley will give advice once their enquiries are complete, help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

The following considers those parts of the legal process for conveyancing solicitors in Kings Langley that require specialist knowledge.

Your Kings Langley conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a large lender like the HSBC or a less common lender such as the Harpenden Building Society, before you appoint a Kings Langley conveyancing solicitor you need to check that they are on the panel of your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some lenders only accept a select panel of law firms that have achieved certain benchmarks.

Should this be the case, the lender will require an alternative solicitor firm to complete the legal work, and you will usually need to pay this alternate solicitor's fees. This can frustrate or delay the process.

Your property transaction could be jeopardised by failing to confirm your property solicitor's lender panel status.

Our conveyancing solicitors can perform the conveyancing for all lenders.

Dacorum Borough Council searches and other searches

Searches are questions submitted to a number of authorities by Kings Langley conveyancing solicitors to identify issues affecting the property being purchased.

Mortgagees also expect conveyancing searches to be obtained. These include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Kings Langley properties for local parish repairs.

More specialised searches, such as a more detailed flood report or an agricultural search, may also be advised depending on the contents of the standard searches.

The estimated turnaround time for Local Authority searches delivered by Dacorum Borough Council is 12 weeks, so your solicitor will instead apply for quicker personal searches.

Planning permissions

The buyer's conveyancing solicitor will also obtain an Official Copy of the Title Register from HM Land Registry, helping to identify planning issues. Examples of these include right of access issues or errors on the title plan.

Dacorum Borough Council Council Tax

The amount of council tax a homeowner in Kings Langley will pay to Dacorum Borough Council will depend on the property's value and the number of residents. For example, for an average Tax Band C residential property in Kings Langley, the council tax payable would be £1,505 per year.

A conveyancing solicitor in Kings Langley will inform a purchaser of the home's council tax band once they have the Local Authority search results.

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 £1,129.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where an inhabitant is an 18 year old for whom child benefit is payable. Newer property is assessed by the Valuation Office Agency and allocated a banding.

Band Dacorum Borough Council Tax (2018)
A £1,129
B £1,317
C £1,505
D £1,694
E £2,070
F £2,446
G £2,823
H £3,387

Can I dispute my council tax rate?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
St. Peters House
45 Victoria St
St. Albans
AL1 3WZ
Hertfordshire

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Kings Langley properties

SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

If you are buying a property in England,Wales or Northern Ireland then stamp duty is payable on properties over £125k. In Scotland, the threshold is £145k.

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

See stamp duty examples for homes in Kings Langley:

  Average sale price (2017) Stamp Duty
Average price £547,582 £17,379.10
Average price (detached) £789,220 £29,461.00
Average new build - -
Following the recent budget statement, second home buyers have had to pay a higher SDLT rate of 3%. For example, if a homeowner bought a second home in Kings Langley for the average price of £547,582 the SDLT would be £43,806.56.

Stamp duty relief for first-time buyers in Kings Langley

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas.

Conveyancing solicitors in Kings Langley should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Kings Langley

New build site

The drawbacks associated with purchasing a leasehold property in the UK are well known. The numerous common problems awaiting the unsuspecting buyer include:

  • sinking fund issues
  • exponential ground rents
  • unfair clauses in the lease
Serious financial ramifications can result from an inexperienced lawyer's bad leasehold advice.

A good conveyancing solicitor in Kings Langley will investigate aspects of the leasehold purchase, including checking the lease itself, dealing with freeholders and managing agents and service charges for relevant date periods.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Kings Langley?

House being built

The average cost of new build properties in Kings Langley is -. - new build homes -.

A new-build conveyancing solicitor in Kings Langley must be well-versed in local factors and the added complexities of new build, e.g. handling withdrawal under the Consumer Code for Housebuilders and dealing with delays associated with off-plan.

Our new build conveyancing department will provide an expert assessment of the legal status of the property, paying close attention to factors ranging from problematic leasehold terms to likely freehold acquisition traps.

Hertfordshire Conservation areas

Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area conditions will affect your residential property.

Called Article 4 directions, these constraints could include limitations on skylights, 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 Dacorum has designated conservation area status on certain areas of Kings Langley. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Kings Langley.

Conveyancing - Selling a property in Kings Langley

The conveyancing process on a sale of a house or flat is less demanding than when buying. During the sale of a house or flat, the obligation lies with the purchaser to discover whether the property is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in Kings Langley acting for the vendor for the most part just answer enquiries made on behalf of the buyer.

Why do sales fall through?

Issues, such as Japanese Knotweed or chancel repair liability, might jeopardise the sale process.

Don't bury your head in the sand and hope the buyer's solicitor won't notice - get advice instead and deal with it proactively.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold

Conveyancing for a leasehold flat is significantly more complicated than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Kings Langley must carry out extra work, and this could include requesting an up-to-date service charge statement or any information about regulations affecting the property that are not in the lease.

So as to resolve any leasehold-related delays sooner, it is highly recommended that the seller instruct a lawyer as early as possible.

Can Quittance conveyancers act for both parties?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both parties.

You can contact a property solicitor firm in Kings Langley to handle your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Kings Langley

The most common reason homeowners remortgage their home is simply to get a better rate. Other reasons to remortgage include releasing capital, or moving from a tracker to a fixed-rate.

Homeowners would typically benefit from a lower rate faster by using a more proactive conveyancing solicitor in Kings Langley, working to reduce the processing time of the legal work. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when securing the rate you want.

The property lawyer conducting the legal work should also be able to act for the new mortgage lender. Our conveyancing team are on all major lenders' panels, so whether you are switching to a 100% mortgage with the HSBC or to a fixed-rate mortgage with the Skipton Building Society, we can help.

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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