Award-winning No Move, No Fee conveyancing for Northfleet home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying or selling a house or flat, and need conveyancing solicitors in Northfleet, our no sale, no fee property lawyers can help.
Quittance offer 100% fixed conveyancing fees, and our commitment to enhanced communication means you will never be uncertain about how your sale or purchase is progressing.
If, for whatever reason, your property sale or purchase does not ultimately go ahead our no move no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
Northfleet's most communicative conveyancing service
According to a survey of 220,000 home buyers and sellers carried out by Modern Law Magazine, over a fifth of complaints made about lawyers related to poor communication.
Regulators for Northfleet conveyancing solicitors are focused on the industry communicating better, and the customer service charters of the Council for Licensed Conveyancers and the Law Society's CQS make specific reference to communication standards.
Even though conveyancing the Solicitors Regulation Authority are addressing the problem, poor communication is perhaps the most frequent cause of complaints made to the Ombudsman.
Quittance Conveyancing's team of Northfleet conveyancing solicitors deliver a market-leading conveyancing service. We strive to deliver to you the answers you require 7 days a week, using your preferred contact method:
- Best Northfleet conveyancing solicitor fees
- Open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Frequent case updates by your preferred contact method (including SMS, phone and email)
- 24/7 access to your online conveyancing file
- Direct line for your conveyancing lawyer
Updated: October 12, 2018
Northfleet conveyancing solicitor fees
No Move, No Fee conveyancing in Northfleet
Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Northfleet for the legal work for a home sale or purchase.
Are Northfleet conveyancing fees and costs fixed?
Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Northfleet who work on an hourly-rate basis. Your conveyancing quote will set out exactly what you will be charged when your property transaction has completed.
Are there any other costs?
You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are the costs incurred by the solicitor on your behalf. These include costs like telegraphic transfer fees or local authority searches.
How much will conveyancing in Northfleet cost in total?
Although conveyancing fees in Northfleet will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, specific extra searches, such as a mining search, may be necessary and Local Authority Search fees can vary.
With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard sale or purchase, what 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 Northfleet
"Caveat emptor", or "buyer beware", was the legal principle of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still undertake due diligence on the property to be purchased.
A conveyancing solicitor in Northfleet will offer suggestions and advice following their enquiries, offer pragmatic solutions and make sure that the title is registered in the name of the new buyer.
This section of the article provides invaluable advice for buyers searching for conveyancing solicitors in Northfleet.
- Conveyancing solicitors in Chatham
- Conveyancing solicitors in Maidstone
- Conveyancing solicitors in Medway
- Conveyancing solicitors in Kent
Your Northfleet conveyancing solicitor must be lender-approved
Property purchasers have access to a broad selection of mortgage lenders, from a large lender such as the Co-operative Bank, to a niche lender like the Hinckley and Rugby Building Society. Before you choose a conveyancing solicitor in Northfleet, it is very important that you make sure that they can act for your chosen lender.
Many mortgage lenders only accept a selected list (known as a 'lender panel') of firms. If your conveyancer cannot act for your chosen lender, the lender will need a different firm to complete the legal work.
The purchaser will usually need to pay this alternative solicitor's costs, and weeks could be added to the conveyancing process.
Quittance Conveyancing can perform the conveyancing for 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
Searches (Gravesham Borough Council)
Searches will be applied for by Northfleet conveyancing solicitors to expose any pertinent information that might potentially undermine how much the property you are purchasing is worth.
Lenders will also require certain searches to be obtained. Required searches will include:
- Local Authority search - exposes issues like road schemes that could affect the property
- Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
- Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
- 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.
Further searches, such as a more detailed flood report or a more detailed environmental report, may also be referred to following the initial searches.
Purchasers will have to endure a wait of approximately 9 weeks for property searches supplied by Gravesham Borough Council, so your solicitor will instead order faster regulated searches.
Checking planning permission status
Office copies will also be ordered from the Land Registry by the homebuyer's conveyancing solicitor. This will help to expose potential planning issues. Examples of these include errors on the title plan or restrictive covenants governing the use of the property.
Gravesham Borough Council Council Tax
Gravesham Borough Council calculate your council tax based on various criteria such as the location of the property and the assessed value of the property in April 1991. For instance the occupier of a Band B residential property in the Gravesham Borough Council area would pay annual council tax of £1,314.
A conveyancing solicitor in Northfleet will inform the buyer of the home's council tax band once they are themselves notified.
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 £985.
Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or if the property is owned by a charity and is unoccupied. The Valuation Office Agency (VOA) assign bandings for newly-constructed property, and where the owner has requested a revaluation.
|Band||Gravesham Borough Council Tax (2018)|
What to do if you suspect your new home is incorrectly valuedTo challenge your banding contact:
Valuation Office Agency
The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.
Stamp Duty on Northfleet properties
Quittance's state-of-the-art case management system are fully integrated with HM Revenue & Customs's electronic filing systems.
See table below for SDLT examples for homes in Kent:
|Average selling price (February 2018)||Stamp Duty Land Tax|
|Average price (detached)||£488,556||£14,427.80|
|Average new build||£393,745||£9,687.25|
Stamp duty relief for first-time buyers in Northfleet
First-time buyer stamp duty relief is available on property purchases below £300k. Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Northfleet for the average price of £322,404 the SDLT would be £25,792.32.
Northfleet conveyancing solicitors should confirm the correct tax is paid.
Buying a flat? Leasehold conveyancing in Northfleet
The potential risks associated with purchasing a leasehold property in the UK are well known. Increasing ground rents, unfair clauses in the lease and unfair developer practices are among the frequent complications lying in wait for an uninformed purchaser.
If you are planning to purchase a leasehold home, a good conveyancing solicitor in Northfleet will consider possible leasehold issues, including :
- checking the lease itself
- annual statements of account and budgets for service charges
- managing agent or landlord enquiries
- alterations since the lease was granted
- unexpired lease terms
Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitor team.
Buying a 'New Build' property in Northfleet?
According to data gathered by Her Majesty's Land Registry, 137 brand new properties have been bought in Northfleet in 2018 so far. The average value of new build property in Northfleet is £382,701.
Acquiring a new build property is more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Northfleet should be aware of local factors and must consider a range of factors, including dealing with lender conditions and investigating issues with drains and roads that serve the property.
With our new build team, you will get an impartial appraisal of the property's legal status, with close attention paid to concerns ranging from the home's subsequent marketability to an assessment of other risks, such as regional infrastructure development.
Kent Conservation areas
If you are purchasing a residential property in one of Northfleet's conservation areas, the property must be compliant with any local conservation area conditions. Called Article 4 directions, these building controls 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, such as removing a newly-added dormer window.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Northfleet.
Conveyancing - Selling a property in Northfleet
The conveyancing process on a sale of a house or flat is less demanding than when purchasing. When property changes hands, the principle of 'buyer beware' means that the onus is solely on the buyer to satisfy themselves that the title of the property they are buying is legally sound.
On the other side of the transaction, conveyancing solicitors in Northfleet acting for the vendor just answer the buyer's solicitor's questions.
What could go wrong?
Properties can be burdened by a series of potential complications (such as an issue with noisy neighbours or having a defective lease) which could prolong the conveyancing process for weeks.
It is generally recommended that sellers handle any such problems as soon as they come to light.
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
For more conveyancing advice for sellers click here.
Conveyancing for a leasehold property is quite a lot more time-consuming than it is for a freehold home.
The complexities of leasehold mean conveyancing solicitors in Northfleet must undertake extra work, including getting an up-to-date service charge statement or a copy of any required license to assign.
To speed up the leasehold conveyancing process, it is highly recommended that the vendor contacts a conveyancer with leasehold experience as soon as possible.
What if your conveyancing solicitors are acting for the other side?
Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a house sale. However, conveyancers who are regulated by the CLC, can act for both the buyer and the seller.
You can contact a property solicitor firm in Northfleet to handle your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.0
Conveyancing - Remortgaging a property in Northfleet
Saving money on a better rate is generally why homeowners opt to remortgage. There are other reasons, including funding a one-off purchase, or moving from a tracker to a fixed-rate.
You will typically be able to benefit from a lower rate sooner by using a more efficient conveyancing solicitor in Northfleet. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting on to the rate you want.
It is critical that the property lawyer carrying out the remortgage can act on behalf of your new mortgage provider. Our conveyancers are on all major lenders' panels, so whether you are switching to a 95% mortgage with the HSBC or to a discounted-rate mortgage with the Skipton 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
Instant onlineconveyancing solicitor quote
Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Northfleet home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.
Get a quote
Get a conveyancing solicitor quote for your Northfleet property sale, purchase or remortgage.Get a quote online
or call us on 0800 612 0377
Compare solicitor quotes
Find out more about how to compare conveyancing solicitor quotes in 2018.Find out more
If you have any questions or would like to discuss your sale or purchase with an expert, email us at:
Ask a conveyancing expert
If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know: