Updated: October 12, 2018

Saltash conveyancing solicitor fees

No Move, No Fee conveyancing in Saltash

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Saltash for the legal work for a home sale or purchase.

Are Saltash conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Saltash who offer services on an hourly-rate basis. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like local authority searches or office copies.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Saltash cost?

Conveyancing fees in Saltash will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, Local Authority Search fees can vary and additional region-specific searches, such as a commons registration search, may be needed.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard conveyancing transaction, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Saltash

When carrying out the conveyancing for a home purchase, the Saltash conveyancing solicitor will look into the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

The solicitor will offer suggestions and advice once their enquiries are complete, solve outstanding issues and make sure that the title is registered in the name of the new buyer.

This part of the article provides useful guidance for buyers who want conveyancing solicitors in Saltash.

Your Saltash conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a niche lender like the Barnsley Building Society, to a large lender such as the Royal Bank of Scotland. Before choosing a conveyancing solicitor in Saltash, whoever you choose, you must confirm that they can represent your chosen lender.

Some lenders are only happy to work with a selected list (their 'panel') of firms that have achieved certain benchmarks. If a solicitor is not on the panel of your chosen lender, the lender will probably need an alternative law firm to complete the legal work.

The buyer will then have to cover this second lawyer's fees and the conveyancing process could take much longer.

The conveyancing process could be jeopardised by failing to confirm your conveyancer's lender panel status.

Our conveyancing solicitors can act on behalf of all banks and other lenders.

Residential Property Searches (Cornwall Council)

Searches are applied for by Saltash conveyancing solicitors to help identify any broader issues that might compromise the value of your home.

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

Further searches, such as a radon gas search or a contaminated land report, may also be recommended in the initial LA and Environmental searches.

Cornwall Council has a usual processing time of 8 weeks for Residential property searches. Your solicitor will instead apply for personal searches, which are usually faster.

Checking planning permission status

Your conveyancing solicitor will also obtain an Official Copy of the Title Register from HM Land Registry, helping to evidence any planning issues, for example outbuildings missing from the title plan or rights or restrictions on how the property may be used.

Cornwall Council Council Tax

Council tax is calculated by Cornwall Council on property value and the number of people living in the property. E.g. a residential property in the Cornwall Council area in Valuation Band B would pay £1,378 per annum.

A conveyancing solicitor in Saltash will inform a buyer of the home's council tax 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 reduces the tax due to 75% which would equal £1,034.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property is a hall of residence.

Band Cornwall Council Tax (2018)
A £1,182
B £1,378
C £1,575
D £1,772
E £2,166
F £2,560
G £2,954
H £3,545

Could I be overpaying council tax?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
190 Armada Way
Plymouth
PL1 1EG
Devon

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made, of which 60 saw a subsequent reduction.

Stamp Duty on Saltash properties

SDLT is only applicable to homes where the purchase price exceeds £125,000. Filling in the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

Quittance's specialist post-completion team will ensure that the critical SDLT1 form is completed and submitted to HMRC without delay.

See stamp duty examples for homes in Saltash:

  Average selling price (2017) SDLT
Average price £214,811 £1,796.22
Average price (detached) £294,983 £4,749.15
Average new build £141,583 £331.66

Stamp duty relief for first-time buyers in Saltash

Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following the autumn budget statement, second home buyers must pay a 3% SDLT surcharge. So if a second home was bought for £214,811 then the SDLT total will be £10,740.55.

Conveyancing solicitors in Saltash should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Saltash

New build site

Purchasing a leasehold property is not as simple as buying a freehold home. Numerous technical obstacles may be lying in wait for an uninformed buyer, including:

  • unfair developer practices
  • onerous clauses in the lease
  • ground rent multipliers
Erroneous leasehold advice, from an inexperienced conveyancing solicitor, can have serious consequences.

A experienced conveyancing solicitor in Saltash will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • dealing with freeholders and managing agents
  • any recent demands for service charges and ground rent
  • freeholder granted consents under the lease

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

Buying a 'New Build' property in Saltash?

House under construction

Based on data collated by the HM Land Registry, 12 new build homes were purchased in Saltash last year. The average sale price of new builds in Saltash is £141,583.

The legal side of purchasing a new build property requires more technical knowledge than 'standard conveyancing'. Therefore a Saltash conveyancing solicitor should be aware of local factors and should investigate several key issues, like checking new build mortgage procedures are followed and spotting incomplete agreements for roads and sewers.

Our new build conveyancing department will provide an impartial view of the legal status of the property, paying close attention to issues ranging from the home's future marketability to an assessment of other risks, such as contaminated land hazards.

Conservation areas in Cornwall

Whether you are a fan of Georgian, Edwardian or even Brutalist architecture, moving into a conservation area-protected street usually means that the local character will be preserved. However, conservation area constraints will affect your residential property.

These constraints could include a range of factors from restrictions on the addition of cladding, to possible restrictions on solar panel positioning.

If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even where the alterations were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Saltash's conservation areas.

Conveyancing - Selling a property in Saltash

The legal work involved in a sale of a house or flat is less demanding than for a purchase. The buyer must carry out detailed research on the home, whilst conveyancing solicitors in Saltash acting for the vendor merely collects any required paperwork and answers the purchaser's enquiries .

What could put your sale at risk?

Frequently occurring issues, such as a historical dispute with a freeholder or not having appropriate warranties, have the capacity to hinder a sale if left unresolved.

It is best not to procrastinate, waiting to see if the problem is discovered. The best course of action is to get professional advice, square up to the issue(s), and find a solution ASAP.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat is significantly more involved than it is for a freehold home.

Saltash conveyancing solicitors must usually carry out further legal work, including liaising with the management company to obtain a completed copy of the Leasehold Property Enquiry Form, through to a copy of the insurance policy.

It is strongly advised that you contact a property lawyer with leasehold experience as soon as possible, and ideally before marketing the property, to help contain and resolve any delays.

Can Quittance conveyancers act for both parties?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority rules prevent the same conveyancing solicitor from acting on both sides in a property sale.

You may want to instruct a property solicitor firm in Saltash to carry out your conveyancing, if a Quittance solicitor is acting for the other side.

Local Saltash conveyancing solicitor directory

  • Blight Skinnard, 97-99 Fore Street, Saltash, Cornwall, PL12 6AH
  • Nicholls & Sainsbury, 131-135 Fore Street, Saltash, Cornwall, PL12 6AB

Conveyancing - Remortgaging a property in Saltash

Although people consider remortgaging for a range of reasons, people will generally remortgage their home to secure a better rate of interest.

A good conveyancing solicitor in Saltash can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting on to the rate you want.

In order to ensure that the lender's interests are protected, a property lawyer will act for both you and the mortgage provider.

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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