Award-winning No Move, No Fee conveyancing for Market Drayton home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's property lawyers deliver an award-winning no sale - no fee service to property sellers and buyers looking for conveyancing solicitors in Market Drayton and Shropshire.
Quittance offer guaranteed fixed conveyancing fees, and our commitment to better communication between all parties means you will never be in the dark about the legal side of your move.
In the event that your sale or purchase does not proceed our no sale no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
Market Drayton's most communicative conveyancing service
Infrequent conveyancing firm communication can be one of the more stressful elements of the home moving process.
The customer service charters of both the Law Society's CQS and the Council for Licensed Conveyancers are concerned with improving conveyancing solicitor communication.
Nevertheless, a Conveyancing Association-commissioned survey of 1,500 people indicated that nearly half of homemovers believed that their sale or purchase would have completed sooner with more efficient communication.
Keeping you updated
Our Market Drayton conveyancing solicitors aim to give you an informative and proactive conveyancing service wherever you are, through your preferred medium, 7 days a week:
- Cheapest Market Drayton conveyancing solicitors fees
- Your conveyancing lawyer's personal extension numbers
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Regular progress updates via your preferred contact method (including SMS, phone and email)
- State of the art case management technology
Updated: October 12, 2018
Market Drayton conveyancing solicitor fees
No Move, No Fee conveyancing in Market Drayton
Conveyancing solicitor fees will be paid your Market Drayton conveyancing solicitor for the legal work associated with buying or selling a property.
Do Market Drayton conveyancing solicitors work on a fixed fee basis?
Some conveyancing solicitors in Market Drayton carry out the legal work on a price per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden costs. Your conveyancing quote will explain what you will pay when your sale or purchase goes through.
Are there any other costs?
In addition to conveyancing solicitor fees you will also need to budget 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 managing agent fees or Land Registry fees.
How much will the total Market Drayton solicitor conveyancing fees be?
Whilst conveyancing fees in Market Drayton will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, Local Authority Search fees can vary and additional region-specific searches, e.g. utilities searches, may be needed.
For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden costs. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Market Drayton
The conveyancing for a property purchase will require a conveyancing solicitor in Market Drayton to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. no 'absolute' title) to factors affecting the mortgageability (e.g. proximity to mining works).
The solicitor will feed the results of their enquiries back to the buyer and their lender, iron out any legal issues and register the new owner's title at the Land Registry.
The content below discusses the aspects of the legal process for conveyancing solicitors in Market Drayton needing a deeper level of knowledge.
- Conveyancing solicitors in Bridgnorth
- Conveyancing solicitors in Nantwich
- Conveyancing solicitors in Shrewsbury
- Conveyancing solicitors in Telford
- Conveyancing solicitors in Shropshire
Your Market Drayton conveyancing solicitor must be lender-approved
Whether you are taking out a mortgage from the Harpenden Building Society, Halifax or any other lender, before you appoint a conveyancing solicitor in Market Drayton it is vital that you check that they can represent your chosen lender.
Your solicitor may be unable to act for your chosen lender, because some mortgage lenders only accept a restricted group of firms that meet stringent standards.
If this is the case, the lender will probably need a second firm to complete the legal work, and you will then have to cover this second lawyer's costs. Adding another solicitor to the process can delay the whole purchase.
Our conveyancing solicitors can carry out the legal work for all major and minor lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Shropshire Council)
Residential property searches are enquiries made by Market Drayton conveyancing solicitors to identify information and potential issues affecting the home you want to buy.
Searches are primarily performed to satisfy the conditions of the lender. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Your conveyancer will notify you if your mortgage lender needs any more searches, for example a highways authority search or a Forestry Commission search.
Homebuyers will have to endure a wait of around 10 weeks for Local Authority searches provided by Shropshire Council, so quicker regulated searches will be recommended.
Official Entries will also be sourced from the Land Registry by the conveyancing solicitor acting for the buyer. This will help to identify any potential issues, for example a restrictive covenant against certain alterations or discrepancies with the filed plan.
Shropshire Council Council Tax
Shropshire Council calculate council tax on Market Drayton homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. a residential property in the Shropshire Council area in Tax Band C would pay £1,512 per annum.
A conveyancing solicitor in Market Drayton will inform a purchaser of the home's council tax band once this is confirmed by the searches.
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 £1,134.
Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where an inhabitant is an 18 year old for whom child benefit is payable.
|Band||Shropshire Council Tax (2018)|
Does anyone ever challenge their valuation?To challenge your banding contact:
Valuation Office Agency
38-44 Delamere St
In the 2016/17 financial year, 60 council tax challenges were made. 20 were approved and the tax was reduced.
Stamp Duty on Market Drayton properties
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use integrated case management system to ensure that SDLT is paid immediately after completion.
See table below for Stamp Duty Land Tax examples for homes in Market Drayton:
|Average sale price (2018 to date)||SDLT|
|Average price (detached)||£281,765||£4,088.25|
|Average new build||£230,000||£2,100.00|
Stamp duty relief for first-time buyers in Market Drayton
Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you are buying a second home for in excess of £40,000 then you will have to pay a surcharge of 3%. So if a second home was bought for £213,900 then the stamp duty total will be £10,695.00.
Market Drayton conveyancing solicitors should confirm the correct calculation is made.
Buying a flat? Leasehold conveyancing in Market Drayton
Buying a leasehold home if you don't know what you are getting into can be risky. Spiralling ground rents, marriage value issues and incomplete management company accounts are only some of the many potential difficulties lying in wait for an uninformed buyer.
If you intend to purchase a leasehold home, a specialist conveyancing solicitor in Market Drayton will consider possible leasehold issues, including short leases, current-year service charge estimates and sometimes ancient and arcane lease documents.
Make sure that you are fully-informed regarding your decision to buy a leasehold property with our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Market Drayton?
The average sale price of new builds in Market Drayton is £230,000, according to local information gathered by the Land Registry. 1 new build houses and flats have been bought in Market Drayton in 2018 so far.
The legal side of acquiring a new build property requires more technical knowledge than 'standard conveyancing'. Therefore a Market Drayton conveyancing solicitor must be mindful of local Market Drayton factors and should check numerous things, such as handling deposits and spotting incomplete agreements for roads and sewers.
Our highly qualified conveyancing team are specialists in meeting short developer deadlines and helping the buyer get the best possible purchase terms.
Shropshire Conservation areas
Your conveyancing solicitor will need to check whether the house you are planning to buy is in one of Market Drayton's conservation areas. If it is, the house will be affected by certain building controls. Referred to as Article 4 directions, these restrictions may include:
- Restrictions on the removal or addition of front boundary walls
- Restrictions on the installation of skylights
- Limits on extensions (even if 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 previous owner carried out the alterations.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Market Drayton.
Conveyancing - Selling a property in Market Drayton
The legal side of a house sale is generally simpler than when buying. When property changes hands, the responsibility is on the buyer to satisfy themselves that the legal title of the property is not legally defective.
Conversely, with a sale, conveyancing solicitors in Market Drayton acting for the seller need only answer the buyer's solicitor's formal enquiries.
What can vendors do to minimise the risk of your sale falling through?
Common issues, like issues with neighbours' rights over the property, might hinder a transaction if left unresolved.
Don't bury your head in the sand, hoping the issue will fix itself. Get advice and deal with it proactively.
- Selling a leasehold flat? What to do before going on the market
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
Selling a leasehold property
Conveyancing for a leasehold property is much more specialised than for a freehold property.
Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Market Drayton, which could include sourcing an up-to-date service charge statement or a copy of any notices served on the leaseholder.
You should plan to instruct a conveyancer as early in the process as possible, and ideally before going on the market, to reduce leasehold-related delays.
Can your conveyancing solicitors act for both the buyer and the seller in one transaction?
A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA regulations restrict the same conveyancing solicitor from working on behalf of both sides in a house sale.
If you are buying or selling a house or flat in Market Drayton, and we are acting for the other side, you can contact a local Market Drayton conveyancing solicitor firm to carry out your legal work.
Local Market Drayton conveyancing solicitor directory
- Graham Withers & Co Inc Warren Upton & Garside, 46 Cheshire Street, Market Drayton, Shropshire, TF9 1PQ
- The Will Associates Limited, The Old Magistrates Court, Cheshire Street, Market Drayton, Shropshire, TF9 1PH
- Onions & Davies Ltd, 91 Cheshire Street, Market Drayton, Shropshire, TF9 3AF
Conveyancing - Remortgaging a property in Market Drayton
People remortgage for all sorts of reasons, including getting onto a longer fixed-rate term, or releasing capital to pay off other debts. By far the most common reason, however, is to secure a preferential rate.
An efficient conveyancing solicitor in Market Drayton can reduce the remortgage processing time, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to securing your preferred rate.
A property lawyer will represent both you and your new lender to certify the lender's new interest is correctly registered and the mortgage provider's interests are 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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