No Move, No Fee North Humberside Conveyancing Solicitors

Conveyancing - Buying a property in North Humberside

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of English property law. Since 2013, this maxim no longer applies, however, it is still the duty of a buyer's solicitor to carry out due diligence on a planned purchase.

A conveyancing solicitor in North Humberside will give advice following their enquiries, iron out any legal issues and make sure that the title is registered in the name of the new buyer.

This part of the article provides assistance for people searching for conveyancing solicitors in North Humberside for a purchase.

Your North Humberside conveyancing solicitor must be lender-approved

Before you appoint a conveyancing solicitor in North Humberside, it is paramount that you confirm that they can act in the interests of your chosen lender, whether you are taking out a mortgage from TSB, the Coventry Building Society or any other lender.

Some mortgage lenders will only accept a restricted panel of solicitors or licensed conveyancers that pass strict standards. If a conveyancer is not on the panel of your chosen lender, the lender will need an alternative law firm to carry out the legal work.

The home buyer will usually need to pay this substitute solicitor's fees, and the conveyancing process can take much longer.

Your purchase could be jeopardised by failing to confirm your lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Property Searches (North Lincolnshire Council)

Property searches are submitted by North Humberside conveyancing solicitors to identify any pertinent information that might possibly reduce how much the property you are buying is worth. They include:

Search	Description
Local Authority (LA) search	includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water search	covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
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.
Chancel repair liability	insurance is arranged to protect the buyer against any liability for local parish church repairs.

Homebuyers will be made aware if your mortgage lender wants any additional searches, e.g. a radon gas search or an energy search.

North Lincolnshire Council has an estimated lead time of 13 weeks for Residential property searches, so your lawyer will recommend using quicker personal searches.

Planning searches

The conveyancing solicitor acting for the buyer will also order the Title Register from HM Land Registry. This will help to identify potential planning issues, for example a difference between the agent's floorplan and the title plan or rights or restrictions on how the property may be used.

North Lincolnshire Council Council Tax

The amount of council tax a homeowner in North Humberside will pay to North Lincolnshire Council will depend on the property's value and the number of residents. E.g. the occupier of a Tax Band D residential property in the North Lincolnshire Council area would pay annual council tax of £1,742.

North Humberside conveyancing solicitors will inform a 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 £1,307.

Other discounts and exemptions could also apply, e.g. 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	North Lincolnshire Council Tax (2018)
A	£1,161
B	£1,355
C	£1,548
D	£1,742
E	£2,129
F	£2,516
G	£2,903
H	£3,484

Could you be overpaying?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
King William House
Market Place
Hull
HU1 1RT
North Humberside

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on North Humberside properties

Steep fines await those who miss the Stamp Duty Land Tax payment deadline. Stamp duty will have to be paid by the buyer on properties sold for more than £125,000.

Quittance is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

The following table illustrates stamp duty examples for average properties in East Yorkshire:

	Average sale price (2017)	Stamp Duty
Average price	£170,719	£914.38
Average price (detached)	£248,912	£2,478.24
Average new build	£220,521	£1,910.42

If you are buying a second home for in excess of £40,000 then you will have to pay a 3% stamp duty surcharge. E.g. if a second home was bought for £170,719 then the SDLT including the surcharge would be £8,535.95. .

Stamp duty relief for first-time buyers in North Humberside

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

North Humberside conveyancing solicitors should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in North Humberside

The drawbacks associated with owning a leasehold property should be of serious concern. Numerous technical obstacles may be lying in wait for an uninformed purchaser, including:

• unreasonable managing agent fees
• reversionary interests
• marriage value issues
• exponential ground rents

Erroneous leasehold advice, from an inexperienced property lawyer, could have costly, long-term consequences.

If you intend to buy a house or flat with a lease, a experienced conveyancing solicitor in North Humberside will address aspects of leasehold, e.g. service charge records from the last three years, unexpired lease terms and dealing with freeholders and managing agents.

Ensure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in North Humberside?

558 new build houses and flats were purchased in North Humberside last year, based on information from HM Land Registry. The average price for new builds in North Humberside is £220,521.

The legal work for buying a new build home can be more complex than any other type of conveyancing. Therefore a conveyancing solicitor in North Humberside should be aware of local considerations and should check a range of issues, including handling equity loan schemes and working to builders' exchange timelines.

Our conveyancing team specialise in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas

When carrying out the conveyancing for a purchase in North Humberside, a conveyancing solicitor will check if the house is in one of North Humberside's conservation areas. If it is, the house is affected by conditions. Called Article 4 directions, these conditions may include:

• Restrictions on the use of cladding
• Restrictions on joinery colour choices
• Restrictions on extensions even if within Permitted Development rights

The local authority can order any non-compliant alterations to a property to be changed or removed.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in North Humberside.

Conveyancing - Remortgaging a property in North Humberside

Securing a lower interest rate is primarily why people opt to remortgage. There are other reasons, including releasing funds to help kids get on the property ladder, or the existing lender having refused a payment holiday.

A good conveyancing solicitor in North Humberside will complete the conveyancing quickly, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can play a key role in getting on to the rate you want.

Your property lawyer should also be able to act for the new mortgage lender. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are moving to a tracker with the Halifax or to a capped-rate mortgage with the Furness Building Society, our remortgage team can assist.