Award-winning No Move, No Fee conveyancing for Redruth home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our expert property lawyers deliver a highly recommended no sale - no fee service to property sellers and buyers looking for conveyancing solicitors in Redruth and throughout Cornwall.
Quittance Conveyancing believe that proactive communication is the key to a stress free move and our 100% fixed conveyancing fees service means no hidden costs.
If, for any reason at all, your home move does not ultimately go ahead our no sale no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
Redruth's most communicative conveyancing service
Approximately half of the home buyers and sellers answering a survey conducted by InfoTrack had made a complaint about inadequate communication.
Proactive conveyancing solicitor communication is considered so critical to a speedy move that the CLC (the official conveyancing industry regulator) formal client charter specifically references tackling the issue.
Despite attempts by regulators (including the SRA and CLC) to address the issue, poor communication is perhaps the most frequent cause of complaints made against solicitors.
Keeping you informed
Our Redruth conveyancing solicitors aim to deliver the most proactive and client-friendly conveyancing service in the UK. We strive to deliver the answers you need 7 days a week, using your preferred contact method:
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Updated: October 12, 2018
Redruth conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Redruth
Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Redruth for the legal work associated with moving home.
Do Redruth conveyancing solicitors work on a fixed fee basis?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Redruth who will work on a cost per hour basis. Your quote will explain all fees and other costs you will be charged when your sale or purchase completes.
Besides conveyancing fees, what other costs are there?
In addition to the legal fees you will also have to cover any 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf, such as Stamp Duty Land Tax (SDLT) or managing agent fees.
How much will the total Redruth solicitor conveyancing fees be?
Whilst conveyancing fees in Redruth will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, additional region-specific searches, such as a flooding search, may be needed and Local Authority Search fees can vary.
For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Redruth
"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. This principle no longer applies, however, it is still the duty of a buyer's solicitor to investigate their intended purchase.
The conveyancing solicitor in Redruth will make recommendations after making their enquiries, deal with any legal issues and confirm that the legal title passes to the new owner.
This article considers elements of the legal process for conveyancing solicitors in Redruth that require specialised skills.
Your Redruth conveyancing solicitor must be lender-approved
Before you appoint a Redruth conveyancing solicitor, it is critical that you make sure that they are on the approved solicitor panel of your mortgage lender, whether you are obtaining a mortgage from Godiva Mortgages, the Nationwide Building Society or any other lender.
Quite a few banks and building societies will only accept a restricted list (called a 'lender panel') of solicitors or licensed conveyancers that pass strict selection criteria. If a solicitor cannot act for your mortgage lender, the lender will likely require an alternative legal firm to complete the legal work.
You will then have to cover this alternate solicitor's fees and significant delays to your move could occur.
Quittance Conveyancing are on the panel of all mortgage 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 questions asked of various bodies by Redruth conveyancing solicitors to highlight issues affecting your planned purchase. They include:
|Local Authority (LA) search||covers the details of planning applications, decisions and the enforcement of breaches or violations.|
|Drainage & Water search||describes water mains and sewers, and confirms if these are privately maintained|
|Environmental search||covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.|
|Chancel repair liability||some Redruth property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.|
Additional searches, such as a highways search or an agricultural search, may also be recommended in the standard searches.
Property purchasers should anticipate a wait of up to 8 weeks for Residential property searches delivered by Cornwall Council. Your conveyancer will recommend using a faster search agent.
The buyer's conveyancing solicitor will request the Title Register from the Land Registry. This will help to expose potential planning issues, such as right of access issues or discrepancies with the filed plan.
Cornwall Council Council Tax
Cornwall Council calculate council tax on Redruth homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a residential property in the Cornwall Council area in Tax Band D would pay £1,772 per annum.
Conveyancing solicitors in Redruth will inform the purchaser of the property's 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 £1,329.
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 resident is living in long term residential care.
|Band||Cornwall Council Tax (2018)|
What to do if you suspect your new home is incorrectly valuedTo challenge your banding contact:
Valuation Office Agency
Owners can ask for their property to be reassessed, but the band could be revised up as well as down.
Stamp Duty on Redruth properties
Stamp Duty Land Tax must be paid by the buyer on properties sold for more than £125,000. Completing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.
Quittance Conveyancing use smart case management systems to make sure that mistakes are not made on the stamp duty process.
See table below for SDLT examples for properties in Redruth:
|Average sale price (2017)||SDLT|
|Average price (detached)||£267,489||£3,374.45|
|Average new build||£196,834||£1,436.68|
Stamp duty relief for first-time buyers in Redruth
As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.
Redruth conveyancing solicitors should confirm their client pays the right amount.
Buying a flat? Leasehold conveyancing in Redruth
Purchasing a leasehold property is not as straightforward as buying a freehold home. Doubling ground rents, undisclosed major works and leases with fewer than 80 years to run are but a few of the many traps lying in wait for an uninformed buyer.
A good conveyancing solicitor in Redruth will address aspects of leasehold, e.g. :
- reviewing the lease itself (some documents can be centuries old)
- any recent demands for service charges and ground rent
- dealing with freeholders
- insurance reinstatement covenants
Ensure that you are fully-informed regarding your decision to buy a leasehold property - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377 today.
Buying a 'New Build' property in Redruth?
4 new build properties have been bought in Redruth in 2018 so far, based on statistics published by the HM Land Registry. The average cost of new build homes in Redruth is £106,642.
Purchasing a new build home can be complicated compared to other types of conveyancing. To avoid potential problems a conveyancing solicitor in Redruth needs to be mindful of local Redruth factors and needs to check numerous things, like helping with mortgage offer extension terms and spotting incomplete agreements for roads and sewers.
Our team of new build conveyancers are specialists in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.
Conservation areas in Cornwall
If you are intending to purchase a home in one of Redruth's conservation areas, the property must be compliant with any local conservation area building controls. These building controls, called Article 4 Directions, may include a wide range of constraints from restrictions on hard standings at the front of the property, to restrictions on the removal of front boundary walls.
The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Redruth's conservation areas.
Conveyancing - Selling a property in Redruth
The legal side of a sale of a home is less demanding than when purchasing. The purchaser conducts a detailed legal assessment on the property and its legal title, whilst conveyancing solicitors in Redruth acting for the vendor effectively just responds to enquiries made by the buyer's solicitor.
What could jeopardise the conveyancing process?
Hurdles, like not having a building regulations completion certificate, can potentially delay a transaction.
It is almost always recommended that vendors face such issues head on and fix them.
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
Read more helpful advice for sellers here.
Selling a leasehold property
The conveyancing process for a leasehold flat or house is significantly more involved than for a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Redruth must carry out extra work, including obtaining the latest service charge and ground rent statement, through to a copy of the building's asbestos survey (if required).
It is strongly advised that you instruct a solicitor as early as possible to help mitigate (often inevitable) leasehold delays.
Can Quittance conveyancers act for the buyer and the seller in one transaction?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from acting on both sides in a house sale.
If you are buying or selling a Redruth home, and one of our conveyancing solicitors is carrying out the legal work for the other side, you can contact a local Redruth conveyancing solicitor firm to carry out your legal work.
Local Redruth conveyancing solicitor directory
- Db Law, 6 Green Lane, Redruth, Cornwall, TR15 1JT
- John Boyle Solicitors Limited, 36 Fore Street, Redruth, Cornwall, TR15 2AE
- Pauline Ward, 11 Miners Court, Miners Row, Redruth, Cornwall, TR15 1NJ
- Thurstan Hoskin Solicitors LLP, Chynoweth, Chapel Street, Redruth, Cornwall, TR15 2BY
- Grylls and Paige, Bank House, West End, Redruth, Cornwall, TR15 2SD
Conveyancing - Remortgaging a property in Redruth
The main reason people remortgage a home is to lower their monthly repayments. There are a number of other reasons to consider remortgaging, including moving from a tracker to a fixed-rate, or wanting to borrow more.
You would typically benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Redruth. They will work to reduce the processing time of the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting the mortgage rate you want.
To certify that the lender's interests are protected, the property lawyer handling your remortgage will represent both you and your new bank or building society.
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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