Updated: October 12, 2018

Ramsgate conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ramsgate

Conveyancing solicitor fees are paid to conveyancing solicitors in Ramsgate for the legal work for a home sale or purchase.

Are Ramsgate conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Ramsgate who will work on a fees per hour basis. Your quote will set out all fees and other costs you will be charged when your sale or purchase completes.

Are there any other costs?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like office copies or property searches.

See: A guide to all conveyancing fees

How much will the total Ramsgate solicitor conveyancing fees be?

While conveyancing fees in Ramsgate will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, such as a flood plain search, may be needed.

With Quittance, there are no hidden fees or nasty surprises. For a standard sale or purchase, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Ramsgate

The legal work for a homebuyer needs a Ramsgate conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. missing rights) to a short lease affecting the mortgageability of the property.

The solicitor will report their findings back to the purchaser and their lender, help to fix or resolve any legal issues and register the title in the new owner's name.

The content below considers the aspects of the buying process for conveyancing solicitors in Ramsgate where greater expertise is useful.

Your Ramsgate conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Ramsgate, it is vital that you check that they can act in the interests of your mortgage lender, whether you are taking out a mortgage from the Co-operative Bank, the Coventry Building Society or any other lender.

Some lenders will only accept a restricted group of legal firms. If a conveyancer is not on the panel of your mortgage lender, the lender will require an alternative solicitor firm to carry out the legal work.

The borrower will usually need to pay this alternative lawyer's fees, and the conveyancing process can take much longer.

Setbacks can be caused by failing to confirm your conveyancing solicitor's lender panel status.

Our solicitors can act for all mortgage providers.

Thanet District Council searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Ramsgate conveyancing solicitors to identify issues affecting your new home.

Searches are carried out primarily to satisfy lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your mortgage lender requires any more searches, for example a radon gas search or a geological search.

The estimated lead time for Local Authority searches ordered from Thanet District Council is 10 weeks. Your lawyer could instead use faster personal searches.

Planning permissions

The conveyancing solicitor acting for the buyer will request an 'Official Copy of the Title Register' from the Land Registry. This will help to highlight planning issues. Examples of these include a difference between the agent's floorplan and the title plan or rights or restrictions on how the property may be used.

Thanet District Council Council Tax

Thanet District Council calculate council tax on Ramsgate homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Tax Band E, for example, would owe annual council tax of £2,138.

Conveyancing solicitors in Ramsgate will inform the purchaser of the property's band once they are themselves notified.

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 reduces the tax due to 75% which would equal £1,603.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or for spouses of students who are not British.

Band Thanet District Council Tax (2018)
A £1,166
B £1,361
C £1,555
D £1,749
E £2,138
F £2,527
G £2,915
H £3,498

Can I dispute my band?

The Valuation Office Agency should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Palting House
Trinity Rd
Folkestone
CT20 2TP
Kent

Stamp Duty on Ramsgate properties

Doing the SDLT1 form yourself is very difficult and not for those unfamiliar with it.

The current Stamp Duty Land Tax threshold for residential properties is £125k.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use state-of-the-art case management system to ensure that SDLT is paid immediately after completion.

This table sets out SDLT for average property in Ramsgate:

  Average selling price (2017) Stamp Duty
Average price £234,648 £2,192.96
Average price (detached) £346,996 £7,349.80
Average new build £449,830 £12,491.50

Stamp duty relief for first-time buyers in Ramsgate

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. For example, if a property owner bought a second home in Ramsgate for the average price of £234,648 the stamp duty would be £11,732.40.

Ramsgate conveyancing solicitors will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Ramsgate

New build site

It can be risky to purchase a leasehold property without knowing what you are getting into. Numerous technical issues may be awaiting the unsuspecting purchaser, including leases with fewer than 80 years to run, exponential ground rents and absent freeholders.

Severe consequences can result from a less-experienced property lawyer's misguided leasehold advice.

A good conveyancing solicitor in Ramsgate will consider possible leasehold issues, for example :

  • reviewing the lease itself
  • dealing with freeholders
  • possible service charge shortfalls
  • freeholder granted consents under the lease
  • reserve funds

Quittance Conveyancing's team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Ramsgate?

Building site

The average cost of a new build home in Ramsgate is £122,500. 1 new build homes have been bought in Ramsgate in 2018 so far.

A new-build conveyancing solicitor in Ramsgate needs to be conscious of Ramsgate-specific issues and the extra complexities associated with new build, including verifying rights of access and dealing with failures to arrange warranty provider inspections.

Our team of new build conveyancers deliver an impartial assessment of the legal title of the house or flat, whilst being mindful of factors ranging from the home's future marketability to likely freehold acquisition traps.

Kent Conservation areas

If you are intending to buy a home in a conservation area in Ramsgate, the property must be compliant with any local conservation area building controls. These conditions could include restrictions on the addition of boundary walls, restrictions on the erection of outbuildings or general restrictions governing the use of unsympathetic materials.

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Parts of Ramsgate lie within a Thanet LPA-governed conservation area. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Ramsgate.

Conveyancing - Selling a property in Ramsgate

The legal side of a house sale is less difficult than when buying. With a purchase, the responsibility is solely on the buyer to make sure that the property they are purchasing is not legally defective.

On the other side of the transaction, conveyancing solicitors in Ramsgate acting for the seller only need to answer questions set by the buyer's conveyancing solicitor.

What factors could threaten your sale?

Properties can be burdened by numerous possible difficulties (such as complexities where there is a 'share of freehold' or an issue with noisy neighbours) that might delay a purchase for weeks.

It is best not to procrastinate in the hope that any issues won't be spotted. Instead, get legal advice, square up to the issue(s), and find a solution proactively.

Further reading:

Read more conveyancing advice for sellers.

Leasehold flats

Conveyancing for a leasehold flat or house is much more technical in comparison with a freehold house.

Conveyancing solicitors in Ramsgate will also need to carry out additional work, which could include requesting a copy of the lease, through to ascertaining if a license to assign is required.

It is usually counter-productive to hold off instructing a solicitor as early as possible to mitigate leasehold delays.

What if Quittance conveyancers are acting for the other side?

Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both parties.

You may wish to contact a law firm in Ramsgate to undertake your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Ramsgate conveyancing solicitor directory

  • Marsden Duncan, Success House, 49-51 High Street, Ramsgate, Kent, CT11 9AG
  • Robinson Allfree, 17-25 Cavendish Street, Ramsgate, Kent, CT11 9AL
  • The Foster Partnership Limited, 28 Cavendish Street, Ramsgate, Kent, CT11 9AL
  • Boys & Maughan, 57 Queen Street, Ramsgate, Kent, CT11 9EJ
  • Daniel & Edwards, 44-46 Queen Street, Ramsgate, Kent, CT11 9EG

Conveyancing - Remortgaging a property in Ramsgate

People remortgage for a variety of reasons, for example moving from a standard variable rate (SVR) to a fixed-rate, or releasing capital. The most common reason, however, is to benefit from a lower interest rate.

An efficient conveyancing solicitor in Ramsgate can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer will need to act for both you and the mortgage lender, in order to ensure the interests of the lender are protected and the lender's new interest is correctly registered.

Gaynor Haliday, Legal researcher

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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