Award-winning No Move, No Fee conveyancing for Newquay home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying or selling a property and need conveyancing solicitors in Newquay, our specialist no sale - no fee property lawyers can help.
We prioritise proactive communication to keep you updated 24/7 and our guaranteed fixed conveyancing fees means no hidden costs.
If, for whatever reason, your property sale or purchase does not complete our no sale no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
Newquay's most communicative conveyancing service
Lack of licensed conveyancer or solicitor communication is seen as one of the most stress-causing elements of the conveyancing process.
The official regulators of Newquay conveyancing solicitors are focused on promoting proactive communication, and the service quality standards of the CLC and the Conveyancing Quality Scheme (CQS) clearly define communication standards.
Even so, inadequate communication is one of the most frequent complaints made to the Ombudsman.
Quittance Conveyancing's team of Newquay conveyancing solicitors aim to give you a dedicated and proactive conveyancing service by email, phone and via our case management app, 7 days a week:
- Cheapest Newquay conveyancing solicitor fees
- Personal extension numbers of your conveyancing lawyer
- Access to your complete case online
- Frequent status notifications via smartphone, tablet and PC
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Newquay conveyancing solicitor fees
No Move, No Fee conveyancing in Newquay
Conveyancing solicitor fees are paid to your Newquay conveyancing solicitor for carrying out the legal work for a property transaction.
How are Newquay conveyancing fees calculated?
Some conveyancing solicitors in Newquay offer services on an hourly rate. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our solicitors work on a No Sale, No Fee basis, with no unexpected, additional costs. Your quote will set out all fees and other costs you will be charged when your sale or purchase goes through.
Are there any other costs?
You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like Stamp Duty or leasehold information packs.
How much will the total conveyancing fees in Newquay cost?
Whilst conveyancing fees in Newquay will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, specific extra searches, e.g. a flood plain search, may be necessary and council 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. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Newquay
When carrying out the conveyancing for the purchase of a house or flat, a conveyancing solicitor in Newquay will carry out due diligence on the tenure and investigate the title of the property and make their "report on title".
Following their enquiries the solicitor will offer professional advice and will solve outstanding issues and ensure that the change of ownership is registered at the Land Registry.
This article considers the types of residential property which could be of concern to buyers who need conveyancing solicitors in Newquay.
Your Newquay conveyancing solicitor must be lender-approved
Whether your mortgage is with a niche lender like Whistletree or a large lender such as Sainsbury's Bank, before you instruct a conveyancing solicitor in Newquay you must confirm that they are on the approved solicitor panel of your chosen lender.
A lot of mortgage lenders are only happy to work with a restricted list (called a 'lender panel') of firms that match certain criteria. If a conveyancer cannot act for your chosen lender, the lender will need an alternative solicitor firm to carry out the legal work.
The buyer will then have to cover this alternate lawyer's costs and significant delays to your move could occur.
Our conveyancing 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
Conveyancing Searches (Cornwall Council)
Searches are enquiries made of government bodies by Newquay conveyancing solicitors to identify information and potential issues affecting the home you want to buy. They include:
|Local Authority (LA) search||reveals planning applications, decisions and enforcement notices for planning breaches.|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||identifies whether the owner or local authority must pay for the maintenance of water mains and sewers|
|Chancel repair liability||describes the insurance to protect against any liability to the local parish for repairs.|
More pertinent searches, such as a more detailed flood report or a Forestry Commission search, may also be advised subject to the outcome of the initial searches.
Cornwall Council has a usual delivery time of 8 weeks for Local Authority searches. A private search company will be able to provide this information sooner.
Checking planning permission status
Official Entries will also be applied for from HM Land Registry by the conveyancing solicitor acting for the homebuyer. This helps to find any planning issues. Examples of these include rights or restrictions on how the property may be used or the title plan showing only very general boundaries.
Cornwall Council Council Tax
The amount of council tax a homeowner in Newquay will pay to Cornwall Council will depend on the property's value and the number of residents. E.g. a property in the Cornwall Council area in Valuation Band E would pay £2,166 per annum.
Conveyancing solicitors in Newquay will inform the buyer of the home's tax band after this is confirmed by the searches.
If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,625.
Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if an occupier is an apprentice school leaver or YTS trainee. Homes constructed after 1991 are assessed and given a band by the Valuation Office Agency.
|Band||Cornwall Council Tax (2018)|
Can I dispute my council tax rate?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made, and 60 saw a reduction.
Stamp Duty on Newquay properties
The current stamp duty threshold is £125,000. After a house sale has exchanged and completed, the purchaser's conveyancing solicitor will ensure that the SDLT is paid to HMRC.
Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.
See examples for typical Newquay properties:
|Average selling price (2017)||SDLT|
|Average price (detached)||£362,564||£8,128.20|
|Average new build||£248,797||£2,475.94|
Stamp duty relief for first-time buyers in Newquay
Since Nov 2017, first-time buyers only need to pay stamp duty on homes valued over £300k.
Newquay conveyancing solicitors will confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Newquay
It is rarely a good idea to purchase a leasehold home without being aware of the facts. The numerous common problems lying in wait for an uninformed purchaser can include:
- unfair clauses in the lease
- incomplete management company accounts
- unfair developer practices
- exponential ground rents
A specialist conveyancing solicitor in Newquay will consider potential leasehold issues, such as :
- reviewing the lease itself
- any recent demands for service charges and ground rent
- dealing with freeholders and managing agents
- onerous covenants
Make sure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Newquay?
10 new build properties have been bought in Newquay in 2018 so far, based on statistics published by Her Majesty's Land Registry. The average purchase price of new build homes in Newquay is £279,570.
The legal side of acquiring a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a Newquay conveyancing solicitor must be aware of local Newquay considerations and should investigate several key issues, including handling structural guarantees and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).
Our award-winning conveyancing team specialise in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.
Conservation areas in Cornwall
Your conveyancing solicitor will need to confirm if the property you are buying is in a conservation area in Newquay. If it is, the house could be affected by specific restrictions. These restrictions, called Article 4 Directions, can 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)
If a property is in breach, the owner could be required to pay for the property to be returned to a compliant state, even if the previous owner carried out the alterations.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Newquay.
Conveyancing - Selling a property in Newquay
Conveyancing for a sale of a home is less complicated than when purchasing. When property changes hands, the responsibility lies with the purchaser to discover whether the property's title does not have any legal issues.
In contrast, for a sale, conveyancing solicitors in Newquay acting for the seller only need to answer the buyer's solicitor's questions.
What factors could threaten your sale?
Common hurdles, such as not having appropriate warranties or excessive ground rent, have the capacity to slow or frustrate a transaction if ignored.
Don't bury your head and hope the buyer's solicitor won't notice - seek out professional help instead and tackle it at the earliest stage.
- No electrical completion certificate? What to do before selling your home
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
The conveyancing process for a leasehold property is significantly more protracted than for a freehold house.
Conveyancing solicitors in Newquay will also perform extra work, for example collating all relevant freeholder information, through to details of any slush fund for property maintenance.
It is highly recommended that you instruct a conveyancer with leasehold experience as soon as possible to speed up the handling of the legal work.
What if you are acting for the other side?
Solicitors Regulation Authority rules prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.
You could instruct a property solicitor firm in Newquay to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.
Local Newquay conveyancing solicitor directory
- Coodes LLP, 6 Cheltenham Place, Newquay, Cornwall, TR7 1DQ
- Greenwayslaw LLP, 19 St. Michaels Road, Newquay, Cornwall, TR7 1LL
- Nalders LLP, 11 Beachfield Avenue, Newquay, Cornwall, TR7 1DP
- Verto Group Legal Limited, 19 St Michael's Road, Newquay, Cornwall, TR7 1LL
- Ralph & Co Solicitors LLP, 20 Cliff Road, Newquay, Cornwall, TR7 1SG
Conveyancing - Remortgaging a property in Newquay
The most common reason people remortgage is to secure a lower interest rate. There are a number of other reasons to remortgage, for example releasing equity, or the current mortgage deal coming to an end.
A proactive conveyancing solicitor in Newquay can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in getting on to the rate you want.
So that they can confirm that the interests of the lender are covered, a property lawyer will act for both you and the new lender.
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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