Award-winning No Move, No Fee conveyancing for Palmers Green home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in Palmers Green, our No Sale, No Fee property lawyers can help.
We offer guaranteed fixed conveyancing fees, and because we focus on better communication between all parties, you will never be uninformed about how your sale or purchase is progressing.
In the event that your move does not ultimately go ahead our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
Palmers Green's most communicative conveyancing service
Lack of communication from the licensed conveyancer or solicitor can add more stress to the buying and selling process.
The Law Society's 'Conveyancing Quality Scheme' client service charter prioritises conveyancing solicitors communicating more proactively.
Even so, a Conveyancing Association survey of 1,500 people revealed 46% of consumers thought that more efficient communication would have meant a faster completion.
Keeping you in the loop
Our Palmers Green conveyancing solicitors provide a first-rate property legal service. We deliver to homemovers an informative and proactive legal service using phone, email and via online case management, every day of the week:
- Best Palmers Green conveyancing solicitors fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Easy-to-use and mobile-friendly case tracking system
- Frequent updates by SMS, phone and email
- Direct contact details for your lawyer
Updated: October 12, 2018
Palmers Green conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Palmers Green
Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Palmers Green for the legal work associated with buying or selling a property.
How are Palmers Green conveyancing fees calculated?
Our conveyancers work on a fixed No Move, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Palmers Green who will work on a cost per hour basis. Your conveyancing quote explains what you will be charged when your house or flat sale completes.
Besides conveyancing fees, what other costs are there?
You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are the costs incurred by the solicitor on your behalf, such as managing agent information or Stamp Duty.
How much will the total conveyancing fees in Palmers Green cost?
Palmers Green conveyancing solicitor fees will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority Search fees can vary.
There are no hidden costs or nasty surprises with Quittance. For a standard conveyancing transaction, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Palmers Green
Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, a purchaser must still investigate the house or flat they plan to buy.
A conveyancing solicitor in Palmers Green will offer suggestions and advice after making their enquiries, offer practical solutions and register the new owner's title at the Land Registry.
The following considers the types of residential property that may be of interest to buyers who need conveyancing solicitors in Palmers Green.
- Conveyancing solicitors in Croydon
- Conveyancing solicitors in Enfield
- Conveyancing solicitors in North London
- Conveyancing solicitors in London
Your Palmers Green conveyancing solicitor must be lender-approved
Regardless of whether your mortgage is with a niche mortgage lender like the Earl Shilton Building Society or a major lender such as the HSBC, before you instruct a conveyancing solicitor in Palmers Green you must confirm that they are on the panel of your mortgage lender.
Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders only accept a restricted group of firms.
In this case, the lender will require an alternative solicitor firm to carry out the legal work, and you will be expected to pay this alternate solicitor's fees. Handling paperwork and correspondence with this additional party can delay the process.
Quittance Conveyancing can perform the conveyancing for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Enfield Borough Council)
Searches are enquiries made of various authorities by Palmers Green conveyancing solicitors to give details about the property being purchased. They include:
|Local Authority (LA) search||reveals issues like whether the adjoining road and pavement are publicly maintained|
|Environmental search||identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.|
|Drainage & Water search||identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.|
|Chancel repair liability||some Palmers Green property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.|
More pertinent searches, such as a more detailed flood report or a contaminated land report, may also be referred to in the standard search results.
The approximate processing time for Residential property searches ordered from the London Borough of Enfield is 13 weeks. As a result, quicker regulated searches will be recommended.
Ensuring planning permission is in place
Official Entries will also be applied for from HMLR by the purchaser's conveyancing solicitor, helping to identify any potential issues. Examples of these include discrepancies between the property boundaries and the title plan or restrictive covenants governing the use of the property.
London Borough of Enfield Council Tax
The council tax paid by a homeowner is based on a variety of factors which include the size of the property and the assessed value of the property in April 1991. E.g. for an average Band C home in Palmers Green, the tax would be £1,383.
A conveyancing solicitor in Palmers Green 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 £1,037.
Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is occupied by someone who is seriously mentally impaired. The Valuation Office Agency (VOA) assess council tax bands for new build properties, and where the owner has requested a revaluation.
|Band||London Borough of Enfield Tax (2018)|
Can I challenge the council tax banding?
Owners can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund. To appeal contact:
Valuation Office Agency
305 Chase Rd
Stamp Duty on Palmers Green properties
SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125k.
Quittance's case management software integrates with electronic filing gateway to ensure that the stamp duty is paid in full efficiently.
The following table illustrates SDLT examples for typical properties in London:
|Average sale price (February 2018)||Stamp Duty|
|Average price (detached)||£1,973,730||£150,597.60|
|Average new build||£64,786||£0.00|
Stamp duty relief for first-time buyers in Palmers Green
Relief is available on home purchases below £300k for first-time buyers. Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Palmers Green for the average price of £839,875 the SDLT would be £67,190.00.
Palmers Green conveyancing solicitors should confirm the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Palmers Green
The risks associated with owning a leasehold property are of serious concern for buyers of leasehold property. The numerous common problems lying in wait for the unsuspecting purchaser can include unreasonable managing agent fees, exponential ground rents and unreasonable lease extension premiums.
A experienced conveyancing solicitor in Palmers Green will investigate aspects of the leasehold purchase, including :
- understanding regional and era-specific nuances of leases
- managing agent practices
- service charges, ground rents and buildings insurance arrangements
- sinking funds
Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Palmers Green?
The average sale price of a new build in Palmers Green is £449,784. 450 new build homes have been bought in Palmers Green in 2018 so far.
Purchasing a new build property is more complex than any other type of conveyancing. To prevent difficulties arising a Palmers Green conveyancing solicitor should be aware of local issues and will consider a range of issues, such as handling unreasonable delays and verifying rights of easements.
Our award-winning conveyancing team specialise in working to developer exchange timeframes and helping new build purchasers obtain the best possible terms.
London Conservation areas
Your conveyancing solicitor will confirm whether the house you are buying is in one of Palmers Green's conservation areas. If it is, the home could be affected by certain building controls. These building controls could include anything from general restrictions governing the use of unsympathetic materials, to restrictions on the style and height of boundary walls.
The local council can order any non-compliant alterations to a property to be changed or removed.
Your conveyancing solicitor will address whether your planned purchase is located one of Palmers Green's conservation areas.
Conveyancing - Selling a property in Palmers Green
The conveyancing process on a house sale is normally less troublesome than for a property purchase. When buying, the onus is on the buyer to confirm that the property they are purchasing is not legally defective.
In contrast, for a sale, conveyancing solicitors in Palmers Green acting for the vendor need only respond to the purchaser's enquiries.
How to improve the odds of your sale going through
A home can face a series of challenges (such as an issue with noisy neighbours or having a defective lease) that have the capacity to prolong a sale for weeks.
Don't bury your head in the sand and hope any such problems will go away. Get advice and deal with it ASAP.
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a leasehold flat? What to do before going on the market
- Dispute with a freeholder? What to do before selling your home
Read more conveyancing advice for sellers.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold property is a great deal more complicated than for a freehold house.
Conveyancing solicitors in Palmers Green will also carry out additional work. This can involve requesting an up-to-date service charge statement, through to the memorandum of articles of association (if applicable).
It is highly recommended that you instruct a leasehold expert as soon as possible to speed up the handling of the legal work.
Can Quittance conveyancers act for both sides?
SRA rules prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.
If you are buying or selling a property in Palmers Green, and a Quittance conveyancer is acting for the other side, you could contact a property solicitor firm in Palmers Green to carry out your legal work.0
Conveyancing - Remortgaging a property in Palmers Green
Homeowners remortgage their home for a variety of reasons, such as releasing funds to help kids get on the property ladder, or wanting to overpay when the lender refuses. The most common reason, however, is to secure a preferential rate.
Homeowners will typically be able to benefit from a better rate earlier with a more efficient conveyancing solicitor in Palmers Green. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting on to the rate you want.
A property lawyer will act for both you and the mortgage provider to confirm the lender's interests are safeguarded.
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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