Award-winning No Move, No Fee conveyancing for Peterborough home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With 100% fixed conveyancing fees and a commitment to proactive communication, we understand how to keep you better informed throughout your move.
Whether you are buying or selling a house or flat, and need conveyancing solicitors in Peterborough, our no sale - no fee property lawyers can assist.
In the event that your sale or purchase does not complete our no move no fee service means you won't have to pay any conveyancing solicitors' fees.
Peterborough's most communicative conveyancing service
According to a Law Society consumer survey, nearly half of the participants said that it was poor communication that led to delays in their home move.
The Conveyancing Quality Scheme (CQS) client service charter is geared towards conveyancing solicitors improving conveyancing solicitor communication.
Even so, a Conveyancing Association survey of 1,500 people ascertained 46% of consumers thought that better communication would have meant a faster completion.
Quittance Conveyancing's Peterborough conveyancing solicitors provide an unmatched conveyancing service. We provide clients with a dedicated and proactive service using phone, email and via online case management, every day of the week:
- Cheapest Peterborough conveyancing solicitors fees
- Contact details of your lawyer
- Frequent updates by SMS, phone and email
- Powerful case tracking technology
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Peterborough conveyancing solicitor fees
No Move, No Fee conveyancing in Peterborough
Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Peterborough for the legal work for a home sale or purchase.
Are Peterborough conveyancing fees and costs fixed?
We work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Peterborough who carry out the legal work on a price per hour basis. Your conveyancing quote explains all fees and disbursements you will need to pay when your house or flat sale completes.
Are there any other costs?
In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf, such as managing agent fees or local authority searches.
How much will conveyancing in Peterborough cost in total?
Peterborough conveyancing fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a Coal Authority search, may be necessary and council search fees will vary.
There are no hidden fees or nasty surprises with Quittance Conveyancing. For a standard conveyancing transaction, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Peterborough
The expanding cathedral city of Peterborough in Cambridgeshire has a history of successful economic growth and investment. With the council's statutory development plan well underway, an extra 22,000 homes will be built and 18,000 jobs created by 2020, coupled with a multi-million pound regeneration of the city centre and surrounding area.
It has a strong economy in the environmental goods and services sector and the largest cluster of environmental businesses in the UK. Peterborough has been designated one of 4 environment cities in the UK and the Peterborough Environment City Trust oversees a range of projects working with local people, communities, schools and businesses to promote healthier and sustainable living in the city.
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Conveyancing for purchasers
When carrying out the legal work for a property buyer, the conveyancing solicitor in Peterborough will look into the property's title and report back to the buyer and the lender.
Once their enquiries are complete the solicitor will give advice and will help with resolving any problems and register the new owner's title at the Land Registry.
This section of the article examines those areas of the buying process for conveyancing solicitors in Peterborough where greater expertise is helpful.
Your Peterborough conveyancing solicitor must be lender-approved
Homebuyers have many mortgage providers available, from a major lender such as the Yorkshire Building Society, to a less common lender like the Holmesdale Building Society. Before you appoint a Peterborough conveyancing solicitor, you must confirm that they are on the approved solicitor panel of your mortgage lender.
Your solicitor may be unable to act for your mortgage lender, because some banks and building societies only accept a selected list (known as a 'panel') of firms that pass strict standards.
If this is the case, the lender will need a different firm to act in their interests, and you will then have to cover this second solicitor's fees. This can frustrate or delay the process.
Our solicitors are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Peterborough City Council)
Property searches (sometimes referred to as 'conveyancing searches') are submitted by Peterborough conveyancing solicitors to help identify planning, development and environmental issues that might possibly affect how much the property you are purchasing will be worth. They include:
- Local Authority search - exposes issues like road schemes that could affect the property
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
- Chancel repair liability - some Peterborough property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.
You will be told if your mortgage lender wants any additional searches, such as an HS2 search or a commons registration search.
Property purchasers will have to endure a wait of roughly 4 weeks for conveyancing searches provided by Peterborough City Council, so your conveyancer will recommend using a faster search agent.
Finding planning permissions
The conveyancing solicitor acting for the buyer also obtains an 'Official Copy of the Title Register' from HM Land Registry, helping to identify any potential issues, such as a restrictive covenant against certain alterations or errors on the title plan.
Peterborough City Council Council Tax
Peterborough City Council calculate council tax on Peterborough homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. a house in the Peterborough City Council area in Band E would pay £1,935 per annum.
A conveyancing solicitor in Peterborough will inform a purchaser of the property's band once they have the Local Authority search results.
If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £1,451.
Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the resident is living in long term residential care.
|Band||Peterborough City Council Tax (2018)|
Can I lower my band?
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. To appeal contact:
Valuation Office Agency
Stamp Duty on Peterborough properties
If a residential property is valued at over £125k, the purchaser usually must pay Stamp Duty Land Tax. The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.
Quittance's investment in the latest case management software means that HMRC filing objections are a thing of the past.
This table sets out SDLT for average property in Peterborough:
|Average sale price (2018 to date)||SDLT|
|Average price (detached)||£350,269||£7,513.45|
|Average new build||£197,213||£1,444.26|
Stamp duty relief for first-time buyers in Peterborough
In Nov 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300,000.
Conveyancing solicitors in Peterborough will ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in Peterborough
The potential risks of buying a leasehold house or flat in the UK have been well chronicled in the papers. The numerous common problems lying in wait for the unsuspecting buyer can include:
- reversionary interests
- marriage value issues
- doubling ground rents
A expert conveyancing solicitor in Peterborough will consider potential leasehold issues, such as service charges and whether they have been collected, flats in the same block with disparity between their leases and dealing with landlords.
Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our team of leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Peterborough?
The average sale price of new builds in Peterborough is £197,213. 38 new build houses and flats have been bought in Peterborough in 2018 so far.
A new-build conveyancing solicitor in Peterborough must be well-versed in local Peterborough issues and the extra complexities associated with new build, like handling structural guarantees, ensuring compliance with planning regulations and checking new build warranties with warranty providers such as NHBC, LABC and BLP.
Our award-winning new build conveyancing team are specialists in new build purchases and working to developer exchange timeframes.
Your conveyancing solicitor will need to confirm if the home you are going to buy is in one of Peterborough's conservation areas. If it is, the property will be affected by certain constraints. Called Article 4 directions, these constraints can include:
- Restrictions on the removal of front boundary walls, railings or fences
- Restrictions on the addition of flues and soil vent pipes
- Limits on the installation of VELUX windows
The local authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Peterborough.
Conveyancing - Selling a property in Peterborough
The legal side of a house sale is normally less troublesome than when purchasing. The buyer will have to carry out a detailed investigation into the property's title and other legal aspects. Conveyancing solicitors in Peterborough acting for the vendor effectively just answers the buyer's questions.
What could put the sale of your home at risk?
Homes will often come with a series of legal issues (e.g. tree preservation orders) that can derail a transaction.
You shouldn't ignore this in the hope that any issues won't be spotted - get advice, square up to the issue(s), and find a solution as early as possible.
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
- What to do before selling your 'share of freehold' flat
For more conveyancing advice for sellers click here.
The legal work for a leasehold flat or house is a great deal more protracted than it is for a freehold home.
Peterborough conveyancing solicitors will also need to carry out additional work. This can involve approaching the managing company for a comprehensive pack of information, through to a copy of the insurance policy schedule.
Given the complexities of leasehold property, it is highly recommended that you instruct a leasehold expert as early in the process as possible, and potentially before marketing the property,.
What if Quittance is acting for the other side?
A conveyancer regulated by the CLC can act for both parties. However, SRA rules ban the same solicitor from acting on both sides in a house sale.
You can contact a property solicitor firm in Peterborough to handle your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.
Local Peterborough conveyancing solicitor directory
- Metcalfe Copeman & Pettefar LLP, 18 Priestgate, Peterborough, Cambridgeshire, PE1 1JN
- Pirie Palmann Limited, Priestgate House, 3-7 Priestgate, Peterborough, Cambridgeshire, PE1 1JN
- Buckles Solicitors LLP, Grant House, 101 Bourges Boulevard, Peterborough, Cambridgeshire, PE1 1NG
- Greenwoods Grm LLP, Monkstone House, City Road, Peterborough, Cambridgeshire, PE1 1JE
- H M Land Registry, Stuart House, West Wing, City Road, Peterborough, Cambridgeshire, PE1 1QF
Conveyancing - Remortgaging a property in Peterborough
Homeowners remortgage a home for all sorts of reasons, including wanting a more flexible mortgage, or releasing equity. The main reason, however, is to secure a preferential rate.
A good conveyancing solicitor in Peterborough will complete the conveyancing quickly, helping you get onto the lower rate earlier. With rate rises anticipated, fast conveyancing can be a critical factor in getting on to the rate you want.
To ensure that the interests of the lender are covered, the property lawyer handling your remortgage will act for both you and your 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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