Award-winning No Move, No Fee conveyancing for Penzance 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 Penzance, Quittance Conveyancing's no sale, no fee property lawyers are here to help.
Quittance Conveyancing offer guaranteed fixed conveyancing fees, and you will always stay informed about the legal side of your move, thanks to our focus on better communication between all parties.
If, for whatever reason, your move does not proceed our no move no fee promise means you will not have to pay any conveyancing solicitors' legal fees.
Penzance's most communicative conveyancing service
Almost half of the home buyers and sellers answering a survey conducted by InfoTrack did not get sufficient communication from their conveyancing solicitor.
The service quality standards of both the Law Society's 'Conveyancing Quality Scheme' and the CLC are particularly focused on the issue of low standards of conveyancing solicitor communication.
Nevertheless, according to a survey commissioned by the Conveyancing Association of 1,500 people, 46% of respondents believed that better communication would have accelerated the completion of their sale or purchase.
Our Penzance conveyancing solicitors offer an unmatched property legal service. We provide the information you need wherever you are, using the communication method of your choice:
- Best Penzance conveyancing solicitor fees
- Email address and direct line for your conveyancer
- Real-time case status notifications by smartphone, tablet and PC
- State of the art case management technology
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Penzance conveyancing solicitor fees
No Move, No Fee conveyancing in Penzance
Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Penzance for handling the legal work for your move.
Do Penzance conveyancing solicitors work on a fixed fee basis?
Some conveyancing solicitors in Penzance offer services on a fees per hour basis. Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no nasty surprises in the small print. Your quote will explain what you will be charged when your sale or purchase goes through.
Are there any other costs?
You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty or landlord's notice fees.
How much will conveyancing in Penzance cost in total?
Although conveyancing fees in Penzance will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, specific extra searches, e.g. a flood plain search, may be necessary and Local Authority Search fees can vary.
For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden costs. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Penzance
"Caveat emptor", or "buyer beware", was a key part of English property law. Since 2013, this principle no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to investigate the house or flat they plan to buy.
A conveyancing solicitor in Penzance will offer professional advice once their enquiries are complete, solve outstanding issues and ensure that the change of ownership is registered at the Land Registry.
This section gives advice to assist people searching for conveyancing solicitors in Penzance for a purchase.
Your Penzance conveyancing solicitor must be lender-approved
Irrespective of whether your mortgage is with a niche mortgage lender like Capital Home Loans or a major lender such as Sainsbury's Bank, before you select a Penzance conveyancing solicitor it is paramount that you confirm that they can act for your mortgage lender.
Many banks and building societies are only happy to work with a selected list (known as a 'panel') of legal practices. If a solicitor can't act for your mortgage lender, the lender will require a different firm to complete the legal work.
The home buyer will usually need to pay this substitute lawyer's fees and significant delays to your move could occur.
Quittance Conveyancing can act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Cornwall Council)
Searches are submitted by Penzance conveyancing solicitors to unearth any wider issues that could affect how much the property you intend to buy will be worth. They include:
|Local Authority (LA) search||reveals issues like whether the adjoining road and pavement are publicly maintained|
|Drainage & Water search||identifies whether the owner or local authority must pay for the maintenance of water mains and sewers|
|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.|
You will be told if your chosen lender insists on any further searches, for example a tin mining search or a mining search.
Purchasers should anticipate a wait of around 8 weeks for conveyancing searches obtained from Cornwall Council. Your lawyer will therefore recommend using faster personal searches.
Official Entries (or 'office copies') will also be obtained from the Land Registry by your conveyancing solicitor, helping to identify potential planning issues, such as a restrictive covenant against certain alterations or outbuildings missing from the title plan.
Cornwall Council Council Tax
The council tax paid by a homeowner is based on a number of factors which include the size and character of the home and the value of the home as determined by the VOA in 1991. For instance the occupier of a Tax Band C house in the Cornwall Council area would pay annual council tax of £1,575.
Conveyancing solicitors in Penzance will inform the purchaser of the property's band once 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 £1,182.
Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or for foreign language students.
|Band||Cornwall Council Tax (2018)|
Can you challenge the council tax bracket?To challenge your banding contact:
Valuation Office Agency
From April 2016 to March 2017, 130 council tax challenges were made, and 60 resulted in a reduction.
Stamp Duty on Penzance properties
Quittance ensure that the convoluted SDLT1 form is completed accurately and without delay.
See examples for typical Penzance properties:
|Average selling price (2017)||Stamp Duty|
|Average price (detached)||£360,666||£8,033.30|
|Average new build||£242,471||£2,349.42|
Stamp duty relief for first-time buyers in Penzance
Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. If you own another property you will be subject to a 3% stamp duty surcharge. For example, if an existing homeowner bought a second home in Penzance for the average price of £264,663 the SDLT would be £21,173.04.
Conveyancing solicitors in Penzance should confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Penzance
Data suggests that over 100,000 UK property owners have leases with problematic conditions. The numerous common problems lying in wait for an uninformed buyer can include sub-letting restrictions, sinking fund issues and doubling ground rents.
If you are planning to buy a leasehold property, a good conveyancing solicitor in Penzance will investigate aspects of the leasehold purchase, for example leaseholder/freeholder disputes, service charge records from the last three years and reviewing the lease itself (some documents can be centuries old).
Ensure that you are fully-informed regarding your decision to buy a leasehold property - You can call our team of leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Penzance?
The average sale price of Penzance new build homes is £242,471. 17 newly-constructed homes were purchased in Penzance last year.
The legal work for buying a new build home can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Penzance must be mindful of Penzance-specific considerations and will consider a range of issues, e.g. handling deposits and negotiating new build contracts.
Our specialist team of new build conveyancers deliver an expert assessment of the legal status of the property, with close attention paid to considerations like the home's subsequent marketability and exponential ground rent and service charges (where applicable).
Conservation areas in Cornwall
If you are purchasing a home in a conservation area in Penzance, the property must not breach any conservation area building controls. Called Article 4 directions, these conditions may include:
- Restrictions on door and window styles
- Restrictions preventing paving over the front garden
- A prohibition on extensions (even if within Permitted Development rights)
The local council can order any non-compliant alterations to a property to be changed or removed.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Penzance's conservation areas.
Conveyancing - Selling a property in Penzance
The legal side of a house sale is much easier than when purchasing. When property changes hands, the obligation is solely on the buyer to make sure that the legal title of the property is mortgageable and is (or can be) registered at the Land Registry.
When selling, conveyancing solicitors in Penzance acting for the vendor just answer the buyer's solicitor's formal enquiries.
How to minimise the risk of your sale falling through
Homes will often come with a range of possible issues (for example not having suitable right of way) which could stop a sale in its tracks.
Property experts almost always advise that vendors handle these issues without delay.
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a neighbour? What to do before selling your home
- Selling a leasehold flat? What to do before going on the market
For more conveyancing advice for sellers click here.
Sale conveyancing for a leasehold property
The legal work for a leasehold flat (leasehold houses are uncommon) is quite a lot more technical than for a more straightforward freehold house.
Penzance conveyancing solicitors will also perform extra work, for example sourcing all relevant freeholder information, through to a copy of any notices served on the leaseholder.
It is highly recommended that you instruct a leasehold specialist as soon as is practicable to ensure any legal complexity is correctly handled.
Can Quittance conveyancers act for the buyer and the vendor of the same home?
SRA regulations ban the same solicitor from acting on both sides in a property sale. However, a conveyancer who is regulated by the CLC, can act for both parties.
If you are buying or selling a house or flat in Penzance, and a Quittance conveyancing solicitor is doing the legal work for the other side, you could contact a local Penzance conveyancing solicitor firm to handle your legal work.
Local Penzance conveyancing solicitor directory
- Db Law, 3a Alverton Street, Penzance, Cornwall, TR18 2QH
- Coodes LLP, 49/50 Morrab Road, Penzance, Cornwall, TR18 4EX
- Nalders LLP, 104 Market Jew Street, Penzance, Cornwall, TR18 2LE
- Cornish Venning Limited, Unit N, Questmap Business Park, Longrock, Penzance, Cornwall, TR20 8AS
- Andrew Morris, Ambrose, Chapel Street, Mousehole, Penzance, Cornwall, TR19 6SB
Conveyancing - Remortgaging a property in Penzance
People remortgage a home for all sorts of reasons, such as switching from interest-only to repayment, or wanting to borrow more. The most common reason, however, is to get a better interest rate.
An efficient conveyancing solicitor in Penzance will complete the conveyancing quickly, meaning you move to your lower rate sooner. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting on to the rate you want.
Your property lawyer must also be able to act on behalf of your new lender. Quittance Conveyancing are panel members of all major banks and building societies, so whether you are changing to a fixed-rate mortgage with Santander or to a capped-rate mortgage with the Allied Irish Bank, Quittance can help.
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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