Updated: October 12, 2018

St Ives Cambridgeshire conveyancing solicitor fees

No Move, No Fee conveyancing in St Ives Cambridgeshire

Conveyancing solicitor fees will be paid to your St Ives Cambridgeshire conveyancing solicitor for the legal work associated with buying or selling a property.

How are St Ives Cambridgeshire conveyancing fees calculated?

Some conveyancing solicitors in St Ives Cambridgeshire carry out the legal work on a cost per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. 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?

In addition to the solicitor's 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 Stamp Duty or ID checks.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in St Ives Cambridgeshire cost?

Though conveyancing fees in St Ives Cambridgeshire will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flooding search, may be necessary and council search fees will vary.

For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in St Ives Cambridgeshire

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. This principle no longer applies, however, the buyer still will need to undertake due diligence on the property to be purchased.

The conveyancing solicitor in St Ives Cambridgeshire will make recommendations following their enquiries, help to fix or resolve any legal issues and make sure that the title is registered in the name of the new buyer.

This section of the article considers the property types which may involve additional risk for homebuyers searching for conveyancing solicitors in St Ives Cambridgeshire.

Your St Ives Cambridgeshire conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a financial institution like the Leeds Building Society, to a large lender such as NatWest. Before choosing a conveyancing solicitor in St Ives Cambridgeshire, whoever you choose, it is very important that you make sure that they can act in the interests of your mortgage lender.

Your conveyancer may be unable to act for your mortgage lender, because some lenders only accept a restricted panel of firms.

If this is the case, the lender will probably need a second law firm to carry out the legal work, and you will then have to cover this substitute lawyer's costs. This can frustrate or delay the process.

Not checking the lender panel membership of your property lawyer can mean serious delays.

Quittance Conveyancing can perform the conveyancing for all banks and other lenders.

Conveyancing Searches (Huntingdonshire District Council)

Searches are enquiries made by St Ives Cambridgeshire conveyancing solicitors to give details about your planned purchase.

Searches are carried out primarily to satisfy the conditions of the lender. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Homebuyers will be made aware if your lender needs any additional searches, such as a highways authority search or a Forestry Commission search.

Huntingdonshire District Council has a typical turnaround time of 9 weeks for conveyancing searches, so your conveyancer will recommend using a faster search agent.

Planning documents

Office copies will also be obtained by the homebuyer's conveyancing solicitor, helping to evidence any potential issues. Examples of these include outbuildings missing from the title plan or that a restrictive covenant has been breached.

Huntingdonshire District Council Council Tax

The council tax paid by a homeowner is based on various factors such as the number of occupants aged over 18 and the value of the property as determined by the VOA in 1991. For instance a home in the Huntingdonshire District Council area in Band D would pay £1,753 per annum.

Conveyancing solicitors in St Ives Cambridgeshire will inform the purchaser of the property's tax 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 £1,315.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if you are a live in carer looking after someone who isn't a spouse or relative. A new home is assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Huntingdonshire District Council Tax (2018)
A £1,169
B £1,364
C £1,559
D £1,753
E £2,143
F £2,533
G £2,922
H £3,507
Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Eastbrook
Shaftesbury Rd
Cambridge
CB2 8DU
Cambridgeshire

In the financial year 2016/17, 30 council tax challenges were made, of which 10 resulted in a reduction.

Stamp Duty on St Ives Cambridgeshire properties

Completing the SDLT1 form yourself is hard and not for those unfamiliar with it.

With some exceptions, if you buy a property over the £125k threshold you will have to pay stamp duty.

Quittance Conveyancing's integrated case management system are fully integrated with HMRC's electronic filing gateway.

See examples for typical local properties:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £320,374 £6,018.70
Average price (detached) £410,126 £10,506.30
Average new build £305,601 £5,280.05

Stamp duty relief for first-time buyers in St Ives Cambridgeshire

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000. Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in St Ives Cambridgeshire for the average price of £320,374 the SDLT would be £25,629.92.

St Ives Cambridgeshire conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in St Ives Cambridgeshire

New build site

Buying a leasehold property if you don't know what you are getting into is not recommended. There are any number of potential traps that may be awaiting an uninformed purchaser, such as absent freeholders, overpriced managing agent packs and unreasonable ground rents.

Serious financial ramifications can result from an inexperienced solicitor's bad leasehold advice.

A expert conveyancing solicitor in St Ives Cambridgeshire will consider potential leasehold issues, for example checking the lease itself, reviewing correspondence between the freeholder and leaseholder and service charge records from the last three years.

Make sure that you are aware of all the potential issues and costs associated with the lease - You can call our leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in St Ives Cambridgeshire?

House under construction

The average value of a new build home in St Ives Cambridgeshire is £305,601, according to the Land Registry. 46 new build properties have been bought in St Ives Cambridgeshire in 2018 so far.

A new-build conveyancing solicitor in St Ives Cambridgeshire will need to be aware of St Ives Cambridgeshire-specific issues and the specific issues associated with new build, e.g. checking the suitability of new build insurance, ensuring compliance with planning regulations and checking new build warranties with warranty providers such as NHBC Buildmark, LABC New Home Warranty and Ark Residential.

With our new build team, you will get an accurate and truly independent assessment of the legal title of the house or apartment, and in particular concerns ranging from the home's future mortgageability to likely freehold acquisition traps.

Conservation areas in Cambridgeshire

Whether you enjoy Tudor-style or Edwardian architecture, moving to a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area constraints will affect your home.

Called Article 4 directions, these building controls could include restrictions on replacing windows, general restrictions governing the use of non-traditional materials or restrictions on extensions normally within Permitted Development rights.

If a property is in breach, the local planning authority can require the new owner to revert the property to its earlier condition, even if the changes were made by the previous owner.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of St Ives Cambridgeshire's conservation areas.

Conveyancing - Selling a property in St Ives Cambridgeshire

The legal process for a house sale is more straightforward than when buying. With a purchase, the burden lies with the purchaser to make sure that the property they are purchasing does not have any legal issues.

When selling, conveyancing solicitors in St Ives Cambridgeshire acting for the current owner only need to answer questions set by the buyer's conveyancing solicitor.

What could put the sale process at risk?

Homes will often come with problems (such as excessive service charges) that might threaten the completion of a sale.

Don't bury your head in the sand as it is the buyer's solicitor's job to spot problems - get advice instead and attempt to resolve it proactively.

Further reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is significantly more time-consuming than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in St Ives Cambridgeshire will need to conduct extra work, such as obtaining all relevant freeholder information, through to any information about regulations affecting the property that are not in the lease.

It is strongly advised that the seller instruct a conveyancer as early as possible to reduce delays associated with leasehold property. Waiting for a long-overdue managing agent response is the most frequent cause of leasehold sales collapsing.

What if your conveyancing solicitors are acting for the other side?

A conveyancer who is regulated by the CLC can act for both parties. However, SRA regulations restrict the same conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a St Ives Cambridgeshire home, and a Quittance solicitor is carrying out the legal work for the other side, you may want to instruct a property solicitor firm in St Ives Cambridgeshire to undertake your legal work.

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Conveyancing - Remortgaging a property in St Ives Cambridgeshire

The main reason homeowners remortgage a home is to secure a better rate of interest. There are also other reasons to consider remortgaging, including switching from interest-only to repayment, or extending the mortgage term.

A proactive conveyancing solicitor in St Ives Cambridgeshire will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the future of interest rates uncertain, fast conveyancing can be a critical factor in securing the rate you want.

It is critical that the property lawyer undertaking the legal work can also represent your preferred bank or building society. Our conveyancing team are on the panel for all major lenders. So no matter whether you are switching to a 100% mortgage with the Bank of Scotland or to a discounted-rate mortgage with the Chelsea Building Society, Quittance 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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