Award-winning No Move, No Fee conveyancing for Norfolk home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our expert property lawyers deliver a proactive no sale, no fee service to home buyers and sellers looking for conveyancing solicitors in Norfolk and Norfolk.
We offer 100% fixed conveyancing fees, and you will never be in the dark about how your move is progressing, thanks to our focus on better communication between all parties.
In the event that your move does not proceed our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees at all.
Norfolk's most communicative conveyancing service
Lack of communication from your solicitor or licensed conveyancer will almost certainly add more stress to your move.
The Law Society's CQS official client charter prioritises improving conveyancing solicitor communication.
Despite attempts by the Council for Licensed Conveyancers and the SRA to address the issue, inadequate communication is one of the most common complaints made by homemovers.
Quittance Conveyancing's team of Norfolk conveyancing solicitors aim to deliver to you a dedicated and proactive property legal service by email, phone and via our case management app, 7 days a week:
- Best Norfolk conveyancing solicitors fees
- Personal extension numbers of your conveyancing lawyer
- Proactive updates via your chosen method (including SMS, phone and email)
- Access to your complete file online
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
Updated: October 12, 2018
Norfolk conveyancing solicitor fees
No Move, No Fee conveyancing in Norfolk
Conveyancing solicitor fees are the amounts you pay your Norfolk conveyancing solicitor for the legal work for a home sale or purchase.
How are Norfolk conveyancing fees calculated?
Our conveyancers work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Norfolk who carry out the legal work on an hourly rate. Your conveyancing quote sets out what fees you will need to pay when your property transaction has completed.
Are there any other costs?
You will have to pay any 'disbursements', on top of the conveyancing fees.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like managing agent fees or bankruptcy checks.
How much will the total conveyancing fees in Norfolk cost?
Norfolk conveyancing fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, e.g. transport searches, may be necessary.
For a standard sale or purchase, what we quote is the fee you pay. With Quittance, there are no unexpected costs or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Norfolk
The legal work for a home purchase needs the Norfolk conveyancing solicitor to consider a wide range of issues. Examples of such issues are a defective title (e.g. breached restrictive covenants) and structural defects affecting the mortgageability of the home.
The solicitor will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), offer pragmatic solutions and make sure that the title is registered in the name of the new buyer.
This section of the article considers the kinds of residential property which may involve additional risk for buyers looking for conveyancing solicitors in Norfolk.
Your Norfolk conveyancing solicitor must be lender-approved
Irrespective of whether you are getting a mortgage from TSB, Coutts or any other lender, before instructing a Norfolk conveyancing solicitor you need to check that they can act on behalf of your mortgage lender.
Your solicitor may be unable to act for your mortgage lender, because some mortgage lenders are only prepared to work with a select panel of firms that pass strict selection criteria.
If that is the case, the lender will probably require a different legal firm to act in their interests, and you will be expected to pay this alternate lawyer's fees. Resulting delays can jeopardise the whole purchase.
Our conveyancing solicitors are on the panel of all banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Breckland District Council searches and other searches
Residential property searches are questions asked of various bodies by Norfolk conveyancing solicitors to help uncover relevant information about your planned purchase.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
More pertinent searches, such as an HS2 search or a geological search, may also be advised following the initial searches.
The average turnaround time for property searches delivered by Breckland District Council is 10 weeks, so your conveyancer will instead use a quicker local search agent.
Checking planning status
Official Entries (or 'office copies') will also be obtained by the conveyancing solicitor acting for the buyer, helping to evidence potential planning issues. Examples of these include neighbours' rights of access or errors on the title plan.
Breckland District Council Council Tax
As a homeowner in Norfolk, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, for an average Band C home in Norfolk, the amount of council tax would be £1,534 per year.
A conveyancing solicitor in Norfolk will inform the purchaser of the property's band after 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 reduces the tax due to 75% which would equal £1,151.
Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if the property is occupied by someone who is seriously mentally impaired. A house or flat constructed after 1991 is assessed and given a council tax band by the Valuation Office Agency.
|Band||Breckland District Council Tax (2018)|
Can I challenge my valuation?
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 saw a subsequent reduction. To challenge your banding contact:
Valuation Office Agency
St. Andrews Business Park
Stamp Duty on Norfolk properties
The buyer (rather than the seller) will have to pay SDLT on the purchase price of the home if it exceeds £125,000. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management system to ensure that SDLT is paid immediately after completion.
See examples for average local properties:
|Average selling price (February 2018)||Stamp Duty|
|Average price (detached)||£324,082||£6,204.10|
|Average new build||£400,000||£10,000.00|
Stamp duty relief for first-time buyers in Norfolk
Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas.
Norfolk conveyancing solicitors will confirm the right amount is calculated.
Buying a flat? Leasehold conveyancing in Norfolk
The risks associated with buying a leasehold house or flat in the UK are frequently reported in the media. Spiralling ground rents, unpaid service charges by the existing leaseholder and sub-letting restrictions are only some of the frequent complications awaiting an uninformed buyer.
If you are planning to purchase a property with a lease, a good conveyancing solicitor in Norfolk will consider possible leasehold issues, e.g. :
- reviewing the lease itself (some documents can be centuries old)
- annual statements of account and budgets for service charges
- managing agent practices
- landlord/tenant disputes
Quittance Conveyancing's leasehold conveyancing solicitor team will work to ensure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Norfolk?
76 newly-constructed homes have been bought in Norfolk in 2018 so far, based on data from HM Land Registry. The average price for a new build home in Norfolk is £289,372.
A new-build conveyancing solicitor in Norfolk must be aware of Norfolk-specific considerations and new build-specific issues, e.g. confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and working to tight developer deadlines.
Our award-winning new build team are experts in new build purchases and working to developer exchange timeframes.
Conservation areas in Norfolk
If you are buying a property in one of Norfolk's conservation areas, the property must not breach any conservation area restrictions. These constraints, referred to as Article 4 Directions, could include restrictions affecting frontal additions to the property such as a porch, restrictions on the display of advertisements or restrictions on side or 2 storey extensions.
If a property is in breach, the local planning authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Norfolk's conservation areas.
Conveyancing - Selling a property in Norfolk
Conveyancing for a house sale is less difficult than when buying. The buyer's conveyancing solicitor carries out a comprehensive legal review into the property and its legal title. Conveyancing solicitors in Norfolk acting for the vendor just replies to the solicitor's standard and additional enquiries.
What could jeopardise the sale of your home?
A home will often come with numerous potential roadblocks (for example where the property differs from the title plan) that can hinder the conveyancing process.
In the majority of cases, it is advisable for sellers to face these issues head on and fix them.
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
Read more sale conveyancing articles here.
The conveyancing process for a leasehold property is much more difficult compared to a freehold house.
The complexities of leasehold mean conveyancing solicitors in Norfolk will need to conduct extra work. This can involve obtaining all relevant freeholder information, through to details of the length of leases of other flats in the block.
It is strongly advised that you instruct a lawyer as soon as the decision is made to sell to reduce leasehold-related delays.
Can your conveyancing solicitors act for the buyer and the seller of the same house?
SRA rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, conveyancers who are regulated by the CLC, can act for both the buyer and the seller.
If you are buying or selling a Norfolk home, and a Quittance solicitor is acting for the other side, you may wish to contact a property solicitor firm in Norfolk to carry out your conveyancing.0
Conveyancing - Remortgaging a property in Norfolk
Reducing monthly repayments by finding a lower rate is usually the main reason why people remortgage. There are other reasons, for example releasing funds to help kids get on the property ladder, or the existing lender having refused a payment holiday.
A proactive conveyancing solicitor in Norfolk will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing your preferred rate.
It is crucial that the property lawyer carrying out the remortgage can act on behalf of your new lender. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are moving to a lifetime tracker mortgage with Santander or to a fixed-rate mortgage with the Furness Building Society, we can assist.
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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