Updated: October 12, 2018

Snodland conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Snodland

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Snodland for the legal work associated with moving home.

Do Snodland conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Snodland who offer services on an hourly rate. Your quote will set out what you will pay when your house or flat sale completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as bankruptcy searches or indemnity insurance.

See: How much should conveyancing fees cost?

How much will the total Snodland solicitor conveyancing fees be?

While conveyancing fees in Snodland will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a flooding search, may be needed.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Snodland

The legal work for a home purchase requires the Snodland conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from lost title deeds to the future saleability of the property.

The solicitor will report their findings back to the buyer and their lender, make practical suggestions and ensure the title is transferred to the new owner.

This article provides assistance for buyers who need conveyancing solicitors in Snodland.

Your Snodland conveyancing solicitor must be lender-approved

Before appointing a Snodland conveyancing solicitor, it is vital that you check that they can act in the interests of your chosen lender, whether you are getting a mortgage from NatWest, the Skipton Building Society or any other lender.

Quite a few lenders only accept a selected list (their 'panel') of law firms. If your solicitor cannot act for your chosen lender, the lender will require a second law firm to act in their interests.

You will then have to cover this alternative lawyer's costs, and the conveyancing process can take much longer.

Not checking the lender panel status of your conveyancer could mean serious delays.

Quittance Conveyancing are on the panel of all mortgage lenders.

Residential Property Searches (Tonbridge and Malling Borough Council)

Searches are enquiries made of public bodies by Snodland conveyancing solicitors to identify issues affecting the property being purchased. They include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Snodland properties for local parish repairs.

More specialised searches, such as a Crossrail search or a commons registration search, may also be referred to subject to the outcome of the initial searches.

Tonbridge and Malling Borough Council has an estimated processing time of 8 weeks for searches. Your conveyancer will recommend using a faster search agent.

Planning permissions

The buyer's conveyancing solicitor will apply for office copies from HMLR, assisting with the identification of any issues. Examples of these include limits on the development of the property or discrepancies with the filed plan.

Tonbridge and Malling Borough Council Council Tax

Tonbridge and Malling Borough Council calculate your council tax based on a number of factors e.g. the size and character of the property and the value of the property as determined by the VOA in 1991. E.g. the occupier of a Tax Band E residential property in the Tonbridge and Malling Borough Council area would pay annual council tax of £2,128.

Snodland conveyancing solicitors will inform a buyer of the property's tax band as soon as they are notified.

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 £1,596.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if you are a live in carer looking after someone who isn't a spouse or relative.

Band Tonbridge and Malling Borough Council Tax (2018)
A £1,161
B £1,354
C £1,548
D £1,741
E £2,128
F £2,515
G £2,902
H £3,483

Can I challenge my valuation?

In the financial year 2016/17, 30 council tax challenges were made. 20 were upheld and refunds awarded. To appeal contact:

Valuation Office Agency
Anchorage House
High St
Chatham
ME4 4WD
Kent

Stamp Duty on Snodland properties

Stamp Duty Land Tax is a percentage of the purchase price of a property paid by the buyer to HMRC (formerly Inland Revenue). It is due on properties bought for over £125,000. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

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

See examples for typical Kent properties:

  Average sale price (February 2018) Stamp Duty Land Tax
Average price £322,404 £6,120.20
Average price (detached) £488,556 £14,427.80
Average new build £393,745 £9,687.25
If you own another property , anywhere in the world you will be subject to a stamp duty surcharge of 3%. So if a second home was bought for £322,404 then the SDLT total will be £25,792.32.

Stamp duty relief for first-time buyers in Snodland

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Snodland should confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Snodland

New build site

It can be costly to buy a leasehold property if you don't know what you are getting into. The many potential problems lying in wait for the unsuspecting buyer include undisclosed major works and doubling ground rents.

Bad or incomplete leasehold advice, from an inexperienced conveyancing solicitor, could have serious financial implications.

If you intend to purchase a leasehold property, a experienced conveyancing solicitor in Snodland will investigate aspects of the leasehold purchase, including :

  • checking the lease itself
  • any recent demands for service charges and ground rent
  • managing agent or landlord enquiries
  • proposed major works (Section 20 notices)
  • buildings insurance apportionments

Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Snodland?

House being built

Based on local HM Land Registry statistics, 137 new build houses and flats have been bought in Snodland in 2018 so far. The average sale price of Snodland new builds is £382,701.

A new-build conveyancing solicitor in Snodland will need to be familiar with local Snodland considerations and the extra complexities of new build, like handling the uncertainties of buying off plan, handling initial Land Registry registration and working with warranty providers, including NHBC, Building Zone and ACHI.

Our conveyancing team specialise in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.

Conservation areas in Kent

Whether you are planning to buy an 18th century stone cottage or an Edwardian house, if the home is in an officially designated conservation area, any planned alterations to the home may not be allowed by the local authority.

These constraints, referred to as Article 4 Directions, can include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

Parts of Snodland lie within a Tonbridge and Malling LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Snodland's conservation areas.

Conveyancing - Selling a property in Snodland

The legal work involved in a house sale is normally less troublesome than when purchasing. When a house or flat changes hands, the responsibility lies with the purchaser to confirm that the property they are buying is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in Snodland acting for the vendor effectively just answer the buyer's questions.

Why do sales fall through?

A property will often come with a series of issues (e.g. a complex 'Green Deal') that can delay the sale conveyancing process.

In most cases, it is advisable for vendors to address these issues immediately.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold

Conveyancing for a leasehold flat (leasehold houses are rare) is a great deal more technical in comparison with a freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Snodland, and this could include requesting all relevant freeholder information or a common parts fire risk assessment.

Sellers are advised to get a lawyer as early in the process as possible, potentially before putting the property on the market, to help mitigate leasehold delays.

Can your conveyancing solicitors act for both sides?

CLC-regulated conveyancers can act for both sides. However, SRA regulations prevent the same solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a Snodland home, and we are carrying out the legal work for the other side, you could instruct a property solicitor firm in Snodland to undertake your conveyancing.

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Conveyancing - Remortgaging a property in Snodland

By far the most common reason homeowners remortgage a home is to lower their monthly repayments. There are any number of other reasons to switch lenders or mortgage deals, such as releasing funds to help pay for home improvements, or moving from a standard variable rate (SVR) to a fixed-rate.

Homeowners can benefit from a lower rate sooner by using a more efficient conveyancing solicitor in Snodland. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.

Your property lawyer should also be able to act for your preferred mortgage provider. Our conveyancing team are on all major lenders' panels, so no matter whether you are moving to a cashback mortgage with the NatWest or to a discounted-rate mortgage with the Harpenden Building Society, we can help.

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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