Award-winning No Move, No Fee conveyancing for Leamington Spa home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We offer 100% fixed conveyancing fees, and our commitment to better communication between all parties means you will never be uninformed about how your sale or purchase is progressing.
Whether you are buying or selling a property, and need conveyancing solicitors in Leamington Spa, Quittance Conveyancing's no sale - no fee property lawyers can assist.
Our no move no fee guarantee means should your move not proceed, you won't incur any conveyancing solicitors' legal fees.
Leamington Spa's most communicative conveyancing service
According to Veyo market research, 1 in 3 of those who participated reported that they were not kept up to speed during the conveyancing process.
The Law Society's 'Conveyancing Quality Scheme' client charter is aimed at conveyancing solicitors communicating more proactively.
Despite attempts by the Council for Licensed Conveyancers and the SRA to address the issue, inadequate communication remains one of the top 5 reasons complaints are made by buyers and sellers.
Quittance Conveyancing's team of Leamington Spa conveyancing solicitors deliver an award-winning property legal service. We provide the answers you require wherever you are, through your preferred medium, 7 days a week:
- Best Leamington Spa conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
- Your conveyancing lawyer's direct line and email address
- Real-time progress updates via smartphone, tablet and PC
- Market-leading online case tracking system
Updated: October 12, 2018
Leamington Spa conveyancing solicitor fees
No Move, No Fee conveyancing in Leamington Spa
Conveyancing solicitor fees are paid to your Leamington Spa conveyancing solicitor for carrying out the legal work for a property transaction.
How are Leamington Spa conveyancing fees calculated?
Our solicitors work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Leamington Spa who will work on a cost per hour basis. Your quote sets out all fees and other costs you will be charged when your sale or purchase completes.
Are there any other costs?
In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like bankruptcy searches or managing agent information.
How much will the total Leamington Spa solicitor conveyancing fees be?
Leamington Spa conveyancing fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, e.g. a historic mining search, may be needed and Local Authority Search fees can vary.
For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Leamington Spa
There is now an obligation on a seller to disclose any property defects or disputes.
It remains, however, the duty of the Leamington Spa conveyancing solicitor to investigate the property, and report back in detail to the buyer and the lender, iron out any legal issues and register the title in the new owner's name.
This article examines elements of the legal process for conveyancing solicitors in Leamington Spa that demand specialised skills.
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- Conveyancing solicitors in Warwick
- Conveyancing solicitors in Warwickshire
Your Leamington Spa conveyancing solicitor must be lender-approved
There are many lenders, from a less common lender like Scottish Widows, to a major lender such as Birmingham Midshires. Before choosing a conveyancing solicitor in Leamington Spa, whoever you choose, you must confirm that they are approved by your mortgage lender.
Some banks and building societies are only happy to work with a selected list (known as a 'lender panel') of firms that meet strict criteria. If a conveyancer is unable to act for your mortgage lender, the lender will likely require a second legal firm to carry out the legal work.
You will be expected to pay this alternative lawyer's fees, and weeks could be added to the conveyancing process.
Quittance Conveyancing are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Warwick District Council)
Searches are applied for by Leamington Spa conveyancing solicitors to help identify any wider issues that might affect how much the property you intend to buy is worth.
Searches are primarily performed to meet lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Buyers will be informed if your lender needs any additional searches, e.g. a Crossrail search or a geological search.
Warwick District Council has an estimated processing time of 4 weeks for searches. In these circumstances, faster personal searches will be advisable.
Checking planning permission status
Office copies will also be applied for from the Land Registry by the conveyancing solicitor acting for the buyer. This will help to expose any planning issues, such as that a restrictive covenant has been breached or outbuildings missing from the title plan.
Warwick District Council Council Tax
Warwick District Council calculate your council tax based on a variety of factors such as the number of occupants aged over 18 and the property's value as at 1 April 1991. E.g. for an average Tax Band E house in Leamington Spa, the amount of council tax would be £2,149 per year.
Leamington Spa conveyancing solicitors will inform a buyer of the property's tax band as soon as 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 £1,612.
Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or for foreign language students.
|Band||Warwick District Council Tax (2018)|
Can I challenge my council tax band?To appeal contact:
Valuation Office Agency
Manor House Drive
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 Leamington Spa properties
SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable.
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use integrated conveyancing case management system to ensure that SDLT is paid immediately after completion.
This table sets out stamp duty for typical property in Leamington Spa:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£483,041||£14,152.05|
|Average new build||£350,166||£7,508.30|
Stamp duty relief for first-time buyers in Leamington Spa
Since 11/17, first-time buyers only need to pay stamp duty on homes valued over £300k. Following the autumn budget statement, second home buyers have had to pay a 3% surcharge. Therefore, if a homeowner in Leamington Spa bought a second property for the average price of £332,822 the SDLT would be £26,625.76.
Conveyancing solicitors in Leamington Spa will confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Leamington Spa
Buying a leasehold home without being aware of the facts is not recommended. Numerous technical obstacles may be lying in wait for the unsuspecting buyer, including:
- costly and undisclosed major works
- reversionary interests
- short leases
- spiralling ground rents
A competent conveyancing solicitor in Leamington Spa will investigate aspects of the leasehold purchase, for example :
- reviewing the lease itself (many leases are decades old)
- ground rents and service charges
- dealing with freeholders
- block management regulations that sit outside the lease
Our leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Leamington Spa?
The average cost of Leamington Spa new builds is £268,542. 12 brand new homes have been bought in Leamington Spa in 2018 so far.
A new-build conveyancing solicitor in Leamington Spa must be mindful of Leamington Spa-specific considerations and the extra complexities associated with new build, like confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity), ensuring that new build mortgage conditions are met and working with warranty providers such as NHBC Buildmark, Build Zone and BLP.
With Quittance Conveyancing, you will get an expert assessment of the legal title of the property, and in particular considerations like the home's subsequent mortgageability and exponential ground rent and service charges (where applicable).
Conservation areas in Warwickshire
Your conveyancing solicitor will check if the home you are buying is in one of Leamington Spa's conservation areas. If it is, the house will be affected by specific building controls. Referred to as Article 4 directions, these conditions can include restrictions on door and window styles, general restrictions governing unsympathetic additions or modifications or restrictions on extensions normally within Permitted Development rights.
The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Leamington Spa.
Conveyancing - Selling a property in Leamington Spa
The conveyancing process on a property sale is generally simpler than when buying. With a purchase, the obligation lies entirely with the buyer to satisfy themselves that the title of the property does not have any legal issues.
In contrast, for a sale, conveyancing solicitors in Leamington Spa acting for the current owner only need to answer the purchaser's enquiries.
Why do sales fall through?
A house or flat can be burdened by a broad spectrum of potential roadblocks (e.g. having previously suffered from a flood event or tree preservation orders) that might protract or even derail the conveyancing process.
In the majority of cases, it is a good idea for sellers to handle any such problems without delay.
- Subsidence? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
The conveyancing process for a leasehold flat (leasehold houses are not common) is a great deal more time-consuming than for a freehold property.
Leamington Spa conveyancing solicitors will also need to carry out additional work, including approaching the managing company for the last 3 years' service charge accounts, through to ascertaining if the incoming lessee (i.e. the seller) is required to buy a share in the building's management company.
It is highly recommended that the vendor contacts a leasehold expert as soon as possible to ensure the legal technicalities are handled correctly.
Can your conveyancing solicitors act for the buyer and the seller in a single transaction?
SRA rules restrict a single conveyancing solicitor from acting on both sides in a property sale and purchase. A CLC-regulated conveyancer, however, can act for both sides.
You may want to instruct a property solicitor firm in Leamington Spa to carry out your legal work, if we are carrying out the legal work for the other side.
Local Leamington Spa conveyancing solicitor directory
- Field Overell LLP, 42 Warwick Street, Leamington Spa, Warwickshire, CV32 5JS
- Seymours Solicitors Limited, 1 Russell Street, Leamington Spa, Warwickshire, CV32 5QA
- Alsters Kelley LLP, Hamilton House, Hamilton Terrace, Leamington Spa, Warwickshire, CV32 4LY
- Family Law Consultants, 12 Hamilton Terrace, Leamington Spa, Warwickshire, CV32 4LY
- Lawnet Ltd, Barclays Business Centre, 93-95 Bedford Street, Leamington Spa, Warwickshire, CV32 5BB
Conveyancing - Remortgaging a property in Leamington Spa
Whilst homeowners consider remortgaging for a range of reasons, people will usually remortgage a home to secure a better rate of interest.
You would typically benefit from a better rate earlier with a more efficient conveyancing solicitor in Leamington Spa, minimising the time taken to complete the conveyancing. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing the rate you want.
Your property lawyer must also be able to act on behalf of your preferred mortgage provider. Quittance Conveyancing are on all major UK lenders' panels. So no matter whether you are moving to a variable-rate with the Nationwide Building Society or to a two-year discount with the Dudley 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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