Award-winning No Move, No Fee conveyancing for Marlow home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's property lawyers deliver a specialist no sale - no fee service to property sellers and buyers looking for conveyancing solicitors in Marlow.
We offer 100% fixed conveyancing fees, and our commitment to enhanced communication means you will never be uncertain about how your move is progressing.
In the event that your move does not ultimately go ahead our no sale no fee service means you won't have to pay any conveyancing solicitors' fees.
Marlow's most communicative conveyancing service
According to a Law Society consumer poll, nearly half of the respondents suggested that poor communication led to delays in their home move.
The service quality charters of both the Law Society's CQS and the Council for Licensed Conveyancers are particularly concerned with improving conveyancing solicitor communication.
Notwithstanding attempts by the SRA and the Council for Licensed Conveyancers to address the issue, poor communication is perhaps the most frequent cause of complaints made by buyers and sellers.
Quittance Conveyancing's Marlow conveyancing solicitors provide the most informative and proactive property legal service in the UK. We strive to deliver the answers you need by phone, email and via our case management app, every day of the week:
- Lowest Marlow conveyancing solicitors fees
- Open Saturdays
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Regular case updates by your preferred contact method (including SMS, phone and email)
- Easy-to-use and mobile-friendly case tracking system
- Your dedicated conveyancer's personal extension numbers
Updated: October 12, 2018
Marlow conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Marlow
Conveyancing solicitor fees are what you pay to conveyancing solicitors in Marlow for handling the legal work for your move.
How are Marlow conveyancing fees calculated?
Quittance's conveyancing solicitors work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Marlow who carry out the legal work on a cost per hour basis. Your quote sets out exactly what you will need to pay when your house or flat sale completes.
Are there any other costs?
You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Stamp Duty or office copies.
How much will the total Marlow solicitor conveyancing fees be?
Although conveyancing fees in Marlow will be the same as anywhere else in the UK, there can be variation in the disbursements required. As examples, additional region-specific searches, such as a commons registration search, may be needed and council search fees will vary.
For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Marlow
There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.
It is, however, still the duty of the Marlow conveyancing solicitor to carry out due diligence on the property, feed the results of their enquiries back to the buyer, deal with any legal issues and confirm that the legal title passes to the new owner.
The following examines the types of residential property which may be of interest to homebuyers searching for conveyancing solicitors in Marlow.
- Conveyancing solicitors in High Wycombe
- Conveyancing solicitors in Milton Keynes
- Conveyancing solicitors in Oxford
- Conveyancing solicitors in Slough
- Conveyancing solicitors in Wycombe
- Conveyancing solicitors in Buckinghamshire
Your Marlow conveyancing solicitor must be lender-approved
Before appointing a Marlow conveyancing solicitor, it is paramount that you confirm that they are on the approved panel of your lender, whether you are obtaining a mortgage from Platform, Barclays Bank or any other lender.
Your solicitor may be unable to act for your lender, because some mortgage lenders only accept a selected list (their 'panel') of firms.
If that is the case, the lender will require a different law firm to carry out the legal work, and you will usually need to pay this substitute solicitor's fees. Handling paperwork and correspondence with this additional party can delay the process.
Quittance Conveyancing can act on behalf of all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Wycombe District Council searches and other searches
Searches will be applied for by Marlow conveyancing solicitors to identify problems that might possibly impact the value of the property you intend to buy.
Mortgagees also need searches to be applied for. Required searches will include:
- Local Authority (LA) search - exposes issues like road schemes that could affect the property
- Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
- Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
- Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.
You will be told if your mortgage lender needs any additional searches, e.g. a Crossrail search or a mining search.
The average processing time for LA searches from Wycombe District Council is 7 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.
Finding planning permissions
Official Entries will also be obtained by your conveyancing solicitor. This will help to reveal any potential issues. These issues could include errors on the title plan or restrictions that limit alterations.
Wycombe District Council Council Tax
The amount of council tax a homeowner in Marlow will pay to Wycombe District Council will depend on the property's value and the number of residents. For instance for an average Band D home in Marlow, the council tax amount would be £1,718 per year.
Conveyancing solicitors in Marlow will inform the purchaser of the property's 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 £1,289.
Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the resident is living in long term residential care. New build homes are assessed by the Valuation Office Agency (VOA) and allocated a band.
|Band||Wycombe District Council Tax (2018)|
Could you be overpaying?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
20-30 Kings Rd
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 10 were upheld and refunds awarded.
Stamp Duty on Marlow properties
With some exceptions, if you purchase a property over the £125k threshold you will have to pay stamp duty. Given the complexity of the SDLT1 tax return form, only the initiated would attempt to complete and file this with HMRC without a conveyancing solicitor's help.
Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.
See table below for stamp duty examples for homes in Marlow:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£953,684||£39,118.40|
|Average new build||£730,126||£26,506.30|
Stamp duty relief for first-time buyers in Marlow
First-time buyer stamp duty relief is available on property purchases below £300,000. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. E.g. if a second property was bought for £662,417 then the SDLT including the surcharge would be £52,993.36. .
Conveyancing solicitors in Marlow will ensure the right amount is calculated.
Buying a flat? Leasehold conveyancing in Marlow
The possible drawbacks of buying a leasehold property should be a source of anxiety for leasehold property buyers. The many potential problems awaiting an uninformed buyer include absent freeholders, unpaid service charges by the existing leaseholder and increasing ground rents.
If you intend to buy a house or flat with a lease, a good conveyancing solicitor in Marlow will consider potential leasehold issues, including possible service charge shortfalls, unexpired lease terms and managing agent practices.
Quittance Conveyancing's team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Marlow?
Based on local data compiled by the HM Land Registry, the average price for a new build in Marlow is £730,126. 35 new build homes were purchased in Marlow last year.
A new-build conveyancing solicitor in Marlow will need to be aware of local issues and the added complexities associated with new build, e.g. dealing with failures to arrange warranty provider inspections and confirming right of way over drains and sewers.
Our team of conveyancers are specialists in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.
Conservation areas in Buckinghamshire
Whether you enjoy a rural setting or Regency architecture, moving into a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area restrictions will affect your residential property.
Referred to as Article 4 directions, these conditions may include a range of factors from restrictions on the display of advertisements, to restrictions on the removal or addition of front boundary walls.
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.
Parts of Marlow are within a conservation area governed by the Wycombe local planning authority (LPA). Your conveyancing solicitor will confirm whether the property you are buying is located in one of Marlow's conservation areas.
Conveyancing - Selling a property in Marlow
The legal process for a sale of a house or flat is much simpler than for a purchase. When a house or flat changes hands, the responsibility is on the buyer to confirm that the property they are buying is legally sound and meets their mortgage lender's criteria.
On the other side of the transaction, conveyancing solicitors in Marlow acting for the seller effectively just answer the purchaser's enquiries.
What could put the sale process at risk?
Common hurdles, such as previous or historic subsidence or complexities where there is a 'share of freehold', can endanger your home move if not dealt with promptly.
In the majority of cases, it is recommended for sellers to tackle such issues head on.
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
Read more helpful advice for sellers here.
The conveyancing process for a leasehold flat is much more difficult in comparison with a freehold house.
Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Marlow, such as sourcing the latest service charge and ground rent statement or details of any unresolved disputes.
It is strongly advised that the seller instruct a lawyer as soon as possible to help mitigate (often inevitable) leasehold 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 parties. However, Solicitors Regulation Authority (SRA) rules ban the same solicitor from working on behalf of both sides in a house sale and purchase.
You may wish to contact a law firm in Marlow to undertake your legal work, if a Quittance conveyancing solicitor is acting for the other side.0
Conveyancing - Remortgaging a property in Marlow
Homeowners remortgage a home for all sorts of reasons, including moving to an offset mortgage, or consolidating loan repayments. The main reason, however, is to lower their monthly repayments.
Homeowners should be able to enjoy a better rate earlier by using a more proactive conveyancing solicitor in Marlow. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in getting on to the rate you want.
The property lawyer will need to act for both you and the mortgage provider to confirm the lender's interests are safeguarded.
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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