Award-winning No Move, No Fee conveyancing for New Rossington home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer 100% fixed conveyancing fees, and you will always be up to speed regarding the progress of your move, thanks to our focus on enhanced communication.
Every year our expert No Sale, No Fee property lawyers help property sellers and buyers looking for conveyancing solicitors in New Rossington and across South Yorkshire.
In the event that your sale or purchase does not proceed our no move no fee promise means you won't incur any conveyancing solicitors' legal fees at all.
New Rossington's most communicative conveyancing service
Approximately half of the home buyers responding to a survey commissioned by InfoTrack did not get adequate communication from their solicitor or licensed conveyancer.
The regulators of New Rossington conveyancing solicitors are heavily focussed on promoting better communication standards, and the client service charters of the Council for Licensed Conveyancers and the Law Society's 'Conveyancing Quality Scheme' make explicit reference to better communication standards.
Notwithstanding attempts by regulators (including the SRA and CLC) to address the issue, poor communication is perhaps the most frequent cause of complaints made to the Legal Ombudsman.
Keeping you in the loop
Our New Rossington conveyancing solicitors deliver a market-leading property legal service. We provide you with the answers you need 7 days a week, using the contact method of your choice:
- Cheapest New Rossington conveyancing solicitors fees
- Your dedicated lawyer's personal extension numbers
- Instant updates via your preferred contact method (including SMS, phone and email)
- Award-winning online case tracking system
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
New Rossington conveyancing solicitor fees and costs
No Move, No Fee conveyancing in New Rossington
Conveyancing solicitor fees are paid your New Rossington conveyancing solicitor for the legal work associated with moving home.
How are New Rossington conveyancing fees calculated?
We work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in New Rossington who will work on a fees per hour basis. Your quote will set out what fees you will need to pay when your house or flat sale completes.
Are there any other costs?
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 leasehold information packs or bankruptcy searches.
How much will conveyancing in New Rossington cost in total?
Conveyancing solicitor fees in New Rossington will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. As examples, specific extra searches, e.g. transport searches, may be necessary and Local Authority (LA) Search fees will vary.
With Quittance Conveyancing, there are no hidden costs or nasty surprises. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in New Rossington
Caveat emptor (buyer beware), was a fundamental principle of English property law. Following recent changes in the law, this principle no longer applies. However, a purchaser must still undertake due diligence on the property to be purchased.
The New Rossington conveyancing solicitor will offer suggestions and advice after making their enquiries, solve outstanding issues and ensure the title is transferred to the new owner.
This article discusses those areas of the legal process for conveyancing solicitors in New Rossington that need specialised skills.
- Conveyancing solicitors in Barnsley
- Conveyancing solicitors in Doncaster
- Conveyancing solicitors in Rotherham
- Conveyancing solicitors in Sheffield
- Conveyancing solicitors in South Yorkshire
Your New Rossington conveyancing solicitor must be lender-approved
Regardless of whether your mortgage is with a niche lender like the Chelsea Building Society or a major lender such as the Royal Bank of Scotland, before instructing a conveyancing solicitor in New Rossington it is essential that you check that they are on the panel of your chosen lender.
Your solicitor may be unable to act for your chosen lender, because some lenders only accept a selected list (known as a 'panel') of firms.
Under these circumstances, the lender will probably require a different legal firm to act in their interests, and you will be expected to pay this alternate solicitor's costs. Adding another solicitor to the process can delay the whole purchase.
Our solicitors are on the panel of all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Doncaster Metropolitan Borough Council searches
Residential property searches are submitted by New Rossington conveyancing solicitors to unearth issues that might potentially have an impact on how much your house or flat is worth. They include:
- Local Authority (LA) search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
- 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 - describes water mains and sewers, and confirms if these are privately maintained
- Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.
More pertinent searches, such as a more detailed flood report or a commons registration search, may also be advised in the standard search results.
Doncaster Metropolitan Borough Council has a usual turnaround time of 7 weeks for Residential property searches. Personal searches (as opposed to official LA searches) will therefore delivered sooner.
The conveyancing solicitor acting for the buyer will obtain the Title Register from HM Land Registry. This helps to find any issues, for example a restrictive covenant against certain alterations or the title plan showing only very general boundaries.
Doncaster Metropolitan Borough Council Council Tax
The council tax paid by a homeowner is based on a number of factors that include the number of occupants aged over 18 and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For example, the occupier of a Band D residential property in the Doncaster Metropolitan Borough Council area would pay annual council tax of £1,556.
Conveyancing solicitors in New Rossington will inform the buyer of the home's council tax band once 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 £1,167.
Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property was left empty by a bankrupt person. Property constructed after 1991 is assessed and allocated a council tax band by the Valuation Office Agency (VOA).
|Band||Doncaster Metropolitan Borough Council Tax (2018)|
Does anyone ever challenge their valuation?
In the 2016/17 financial year, 20 council tax challenges were made, and 10 resulted in a reduction. To appeal contact:
Valuation Office Agency
1 Vicar Lane
Stamp Duty on New Rossington properties
Submitting the SDLT1 form to HMRC (formerly Inland Revenue) is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.The buyer (rather than the seller) will have to pay stamp duty on the purchase price of the residential property if it exceeds £125,000.
Quittance's investment in the latest integrated conveyancing case management system means that HMRC filing objections are a thing of the past.
See examples for average local properties:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£251,331||£2,566.55|
|Average new build||£185,725||£1,214.50|
Stamp duty relief for first-time buyers in New Rossington
Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £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 home was bought for £161,038 then the SDLT including the surcharge would be £8,051.90. .
New Rossington conveyancing solicitors will ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in New Rossington
It has been recently reported that more than of 100,000 UK property owners are trapped in property leases with unreasonable terms. The many potential complications awaiting an uninformed purchaser could include overpriced managing agent packs, unreasonable ground rents and onerous clauses in the lease.
If you are planning to purchase a leasehold home, a competent conveyancing solicitor in New Rossington will consider potential leasehold issues, for example :
- reviewing the lease
- reviewing correspondence between the freeholder and leaseholder
- service charges for relevant date periods
- reserve funds
- service charge apportionments
Ensure that you are fully-informed regarding your planned purchase - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in New Rossington?
The average purchase price of new builds in New Rossington is £194,695, according to data gathered by the Land Registry. 147 new build houses and flats have been bought in New Rossington in 2018 so far.
A new-build conveyancing solicitor in New Rossington must be familiar with both local New Rossington considerations as well as the complications associated with new build, such as handling reservation fees and investigating issues with drains and roads that serve the property.
Our team of new build conveyancers are specialists in working to developer exchange timeframes and ensuring that new build contracts favour the client as much as possible.
Conservation areas in South Yorkshire
If you are purchasing a home in a conservation area in New Rossington, the property must be compliant with any local conservation area constraints. These restrictions, called Article 4 Directions, could include:
- Limits on roof terraces
- Restrictions on dormer windows
- Needing consent to alter doors and guttering
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 conveyancing solicitor will confirm whether the property you are buying is located in one of New Rossington's conservation areas.
Conveyancing - Selling a property in New Rossington
The legal work involved in a sale of a home is generally simpler than for a purchase. The buyer needs to carry out extensive research on your home. Conveyancing solicitors in New Rossington acting for the seller, however, mostly just gathers information relating to the property and answers the buyer's questions .
What proactive steps can you take to give yourself the best chances of success?
Common hurdles, such as a solar panel 'rent a roof' scheme, can seriously jeopardise your move if left unresolved.
It is best not to procrastinate as it is the buyer's solicitor's job to spot problems - seek out professional help instead and work to resolve it as soon as you can.
- 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
For more conveyancing advice for sellers click here.
The legal work for a leasehold flat or house is a great deal more time-consuming than for a freehold house.
Leasehold complexity involves additional legal work on the part of conveyancing solicitors in New Rossington, including requesting all relevant freeholder information, through to details of any consents for alterations.
To speed up the leasehold conveyancing process, it is highly recommended that you instruct a leasehold-specialist conveyancer as early in the process as possible, preferably before putting the property on the market,.
Can Quittance conveyancers act for the buyer and the seller in a single transaction?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a property sale.
You may wish to contact a law firm in New Rossington to undertake your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.
Local New Rossington conveyancing solicitor directory
- Bruce Bowling & Co Limited, 13 King Avenue, New Rossington, Doncaster, South Yorkshire, DN11 0PG
Conveyancing - Remortgaging a property in New Rossington
The main reason people remortgage a home is to get a more affordable interest rate. There are also other reasons to consider remortgaging, such as releasing funds to help pay for home improvements, or moving to an offset mortgage.
Homeowners should be able to enjoy a lower rate sooner by using a more proactive conveyancing solicitor in New Rossington, shortening the time the conveyancing takes. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing your preferred rate.
The property lawyer will represent both you and the mortgage provider, in order to ensure that the new interest in the property is registered correctly 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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