Award-winning No Move, No Fee conveyancing for Northam home movers
By Gaynor Haliday , Oct 12, 2018
With 100% fixed conveyancing fees and a commitment to better communication, we know how to keep you better informed throughout your move.
Every year our expert property lawyers deliver an expert no sale - no fee service to property sellers and purchasers looking for conveyancing solicitors in Northam and throughout Devon.
If, for any reason at all, your home move does not complete our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
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Northam's most communicative conveyancing service
According to a Veyo poll, nearly 30% of the respondents reported that they were not kept informed during the conveyancing process.
In fact, conveyancing solicitor communication is so paramount to a speedy move that the conveyancing industry regulator (the CLC) have a client charter which is focussed on addressing the issue.
Even so, a Conveyancing Association-commissioned survey determined 0.25 of home purchases and sales collapsed due to inadequate communication.
Keeping you updated
Our team of Northam conveyancing solicitors deliver the UK's most proactive and informative property legal service. We provide the answers you require wherever you are, using your preferred contact method, every day of the week:
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Updated: October 12, 2018
Northam conveyancing solicitor fees
No Move, No Fee conveyancing in Northam
Conveyancing solicitor fees will be paid your Northam conveyancing solicitor for carrying out the legal work for a property transaction.
Are Northam conveyancing fees and costs fixed?
Some conveyancing solicitors in Northam work on a cost per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden fees. Your conveyancing quote will set out what you will pay when your sale or purchase completes.
Are there any other costs?
You will need to budget for 'disbursements', in addition to the legal 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 local authority searches or TT fees.
How much will conveyancing in Northam cost in total?
Northam conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a flooding search, may be needed and Local Authority Search fees can vary.
For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Northam
When carrying out the conveyancing for the purchase of a house or flat, the conveyancing solicitor in Northam will carry out due diligence on the property's title and deliver their report on title to the purchaser.
Once their enquiries are complete the solicitor will offer professional advice and will iron out any legal issues and ensure the title is transferred to the new owner.
The following examines the types of residential property that carry additional risk for buyers who want conveyancing solicitors in Northam.
- Conveyancing solicitors in Paignton
- Conveyancing solicitors in Plymouth
- Conveyancing solicitors in Torbay
- Conveyancing solicitors in Torquay
- Conveyancing solicitors in Devon
Your Northam conveyancing solicitor must be lender-approved
Whether your mortgage is with a less common lender like St James Place Bank or a major lender such as Tesco Bank, before you appoint a conveyancing solicitor in Northam you must confirm that they are approved by your lender.
Most lenders will only work with a select group (often referred to as a 'panel') of firms that meet stringent standards. If a solicitor cannot act for your lender, the lender will likely require a second legal firm to act in their interests.
The purchaser will be expected to pay this alternative solicitor's costs and the conveyancing process could take much longer.
Quittance Conveyancing are approved to act for all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Southampton City Council)
Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Northam conveyancing solicitors to provide information about your planned purchase.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
You will be made aware if your chosen lender wants any additional searches, for example a tin mining search or a mining search.
Southampton City Council has an average turnaround time of 6 weeks for property searches. A private search company will be able to provide this information sooner.
Finding planning permissions
The conveyancing solicitor acting for the buyer will request an Official Copy of the Title Register from HM Land Registry. This will help to highlight any issues, such as right of access issues or discrepancies with the filed plan.
Southampton City Council Council Tax
The council tax paid by a homeowner is based on various factors including the square footage of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). The occupier of a property in Valuation Band D, for example, would owe annual council tax of £1,734.
A conveyancing solicitor in Northam will inform the purchaser of the home's council tax band once they are made aware.
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 £1,301.
Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or if you are a live in carer looking after someone who isn't a spouse or relative. The Valuation Office Agency (VOA) assign bands for new build properties, and where the owner has requested a revaluation.
|Band||Southampton City Council Tax (2018)|
Could I be overpaying council tax?
From April 2016 to March 2017, 40 council tax challenges were made, and 10 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Stamp Duty on Northam properties
Given the complexity of the SDLT1 tax return form, only the experienced would attempt to complete and file this with HMRC without a conveyancing solicitor's help.Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).
Quittance Conveyancing's specialist post-completion team will ensure that the required SDLT1 form is completed and submitted to HMRC without delay.
The following table illustrates Stamp Duty Land Tax examples for properties in Devon:
|Average sale price (2018 to date)||Stamp Duty|
|Average price (detached)||£405,188||£10,259.40|
|Average new build||£314,092||£5,704.60|
Stamp duty relief for first-time buyers in Northam
For first-time buyers, stamp duty is only payable on purchases over £300k. Homeowners must pay a higher rate of SDLT for the purchase of a second home. For example, if a homeowner bought a second home in Northam for the average price of £289,151 the stamp duty would be £23,132.08.
Conveyancing solicitors in Northam will ensure the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Northam
The potential pitfalls of owning a leasehold property should be of serious concern for leasehold property buyers. There is a wide range of sometimes obscure legal issues that may be lying in wait for the unsuspecting purchaser, such as sinking fund issues and unreasonable ground rents.
If you intend to buy a property with a lease, a specialist conveyancing solicitor in Northam will consider potential leasehold issues, including :
- reviewing the lease itself (some leases are over 100 years old)
- dealing with freeholders
- possible service charge shortfalls
- complaints from neighbours
- block management regulations that sit outside the lease
Ensure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Northam?
The average cost of a new build in Northam is £314,092, according to data compiled by the Land Registry. 103 new builds have been bought in Northam in 2018 so far.
A new-build conveyancing solicitor in Northam must be familiar with local Northam factors and the complications associated with new build, e.g. negotiating new build contracts, checking the suitability of new build insurance and working with warranty providers, including NHBC Buildmark, LABC Warranty and ACHI/Vantage.
Our expert new build team provide an impartial assessment of the property's legal status, paying close attention to issues like the home's future mortgageability and sharply increasing ground rent and service charges (where applicable).
Conservation areas in Hampshire
If you are planning to purchase a home in one of Northam's conservation areas, the property must not breach any conservation area building controls. Called Article 4 directions, these constraints may include:
- Restrictions on the addition of a porch
- Possible restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
If a property is in breach, you could be instructed by the local council to return the home to its earlier condition, even where the alterations were made by the previous owner.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Northam.
Conveyancing - Selling a property in Northam
The legal process for a house sale is simpler than when purchasing. The buyer's conveyancer has to carry out a thorough investigation into the property and its legal title. Conveyancing solicitors in Northam acting for the seller essentially just answers the buyer's questions.
What factors could threaten your sale?
Issues, like a dispute with a neighbour or having a defective lease, can easily jeopardise your move if not dealt with promptly.
It is almost always advisable that vendors handle any such problems as soon as they come to light.
- 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 helpful advice for sellers here.
Leasehold conveyancing for a sale
The legal work for a leasehold flat (leasehold houses are rare) is a great deal more involved compared to a freehold house.
Conveyancing solicitors in Northam must usually carry out further legal work, which could include obtaining the freeholder pack, through to ascertaining if a license to assign is required.
In order to resolve any leasehold problems faster, it is strongly advised that the vendor contact a lawyer as soon as possible.
Can your conveyancing solicitors act for both the buyer and the seller of the same property?
A conveyancer who is regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.
You may want to instruct a property solicitor firm in Northam to carry out your conveyancing, if a Quittance solicitor is acting for the other side.0
Conveyancing - Remortgaging a property in Northam
Whilst homeowners consider remortgaging for a range of reasons, homeowners will generally remortgage a home to get a more attractive interest rate.
You would typically benefit from a better rate earlier with a more efficient conveyancing solicitor in Northam. With future interest rate changes hard to predict, fast conveyancing can play a key role in securing the rate you want.
To make sure that the parties' interests are protected, the property lawyer handling your remortgage will need to 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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