Award-winning No Move, No Fee conveyancing for St Ives Cornwall home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We prioritise proactive communication to keep you updated 24/7 and our 100% fixed conveyancing fees means no nasty suprises.
If you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in St Ives Cornwall, our award-winning no sale - no fee property lawyers can help.
Our no sale no fee guarantee means that should your home move not go ahead, you won't incur any conveyancing solicitors' legal fees at all.
St Ives Cornwall's most communicative conveyancing service
Insufficient conveyancer communication can be one of the more stressful parts of the home buying and selling process.
Conveyancing solicitor communication is so important that the CLC (Council for Licensed Conveyancers) Client Charter makes specific mention of resolving the problem.
Despite attempts by regulators (including the SRA and CLC) to address the issue, a survey carried out by OnePoll, indicated over 1/5 of conveyancing transactions fall through due to poor communication.
Keeping you informed
Our St Ives Cornwall conveyancing solicitors aim to deliver the UK's most proactive and informative property legal service. We deliver the answers you require by email, phone and online, every day of the week:
- Lowest St Ives Cornwall conveyancing solicitors fees
- Your dedicated lawyer's direct line and contact details
- 24/7 access to your complete case online
- Regular progress updates via smartphone, tablet and PC
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
Updated: October 12, 2018
St Ives Cornwall conveyancing solicitor fees
No Move, No Fee conveyancing in St Ives Cornwall
Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in St Ives Cornwall for the legal work associated with moving home.
Are St Ives Cornwall conveyancing fees and costs fixed?
Some conveyancing solicitors in St Ives Cornwall will work on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a guaranteed fixed conveyancing fee basis, with no unexpected, additional costs. Your quote sets out all fees and other costs you will be charged when your sale or purchase goes through.
Are there any other costs?
You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as indemnity insurance or HMLR fees.
How much will conveyancing in St Ives Cornwall cost in total?
Though conveyancing fees in St Ives Cornwall will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a Coal Authority search, may be needed.
There are no hidden fees or nasty surprises with Quittance. For a standard home 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
Conveyancing - Buying a property in St Ives Cornwall
Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of English property law. Since 2013, this principle no longer applies, however, it remains the duty of a buyer's legal representative to investigate their intended purchase.
A conveyancing solicitor in St Ives Cornwall will make recommendations after making their enquiries, make practical suggestions and register the new owner's title at the Land Registry.
The following examines the kinds of residential property that could involve extra risk for buyers who need conveyancing solicitors in St Ives Cornwall.
Your St Ives Cornwall conveyancing solicitor must be lender-approved
There are many lenders, from a financial institution like Adam & Company, to a large lender such as Birmingham Midshires. Before choosing a St Ives Cornwall conveyancing solicitor, whoever you choose, you need to check that they can represent your lender.
Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies will only accept a selected list (their 'panel') of legal practices that have achieved certain benchmarks.
Under these circumstances, the lender will probably need an alternative legal firm to act in their interests, and you will then have to cover this second lawyer's fees. Resulting delays can jeopardise the whole purchase.
Quittance Conveyancing are approved to act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Cornwall Council)
Property searches (sometimes referred to as 'conveyancing searches') will be applied for by St Ives Cornwall conveyancing solicitors to expose any pertinent information that could possibly affect the value of the property you intend to buy. They include:
- Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
- Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Chancel repair liability - describes the insurance to protect against any liability owed by St Ives Cornwall properties for local parish repairs.
Your lawyer will tell you if your chosen lender insists on any additional searches, for example a tin mining search or a disadvantaged area search.
Cornwall Council has an average processing time of 8 weeks for searches, so quicker regulated searches will be advisable.
Official Entries will also be applied for from HMLR by your conveyancing solicitor, helping to evidence planning issues. Examples of these include restrictive covenants governing the use of the property or the title plan showing only very general boundaries.
Cornwall Council Council Tax
As a homeowner in St Ives Cornwall, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. E.g. the occupier of a Band B home in the Cornwall Council area would pay annual council tax of £1,378.
St Ives Cornwall conveyancing solicitors will inform a purchaser of the home's council tax band as soon as 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 £1,034.
Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch. New build properties are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.
|Band||Cornwall Council Tax (2018)|
Could you be overpaying?
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made, and 60 resulted in a reduction. To appeal contact:
Valuation Office Agency
Stamp Duty on St Ives Cornwall properties
If you are buying a house that costs over £125k, then you will have to pay stamp duty to HMRC. Filling in the SDLT1 form yourself is a daunting prospect and not for those unfamiliar with it.
HM Revenue and Customs (HMRC) objections are avoided using the latest case management system.
See examples for typical Cornwall properties:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£344,025||£7,201.25|
|Average new build||£232,252||£2,145.04|
Stamp duty relief for first-time buyers in St Ives Cornwall
First-time buyer stamp duty relief is available on property purchases below £300,000. If you already own another home (including outside the UK)you will be subject to a higher rate of 3%. E.g. if a second property was bought for £254,857 then the SDLT including the surcharge would be £20,388.56. .
Conveyancing solicitors in St Ives Cornwall will ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in St Ives Cornwall
Buying a leasehold house or flat can be challenging when compared to purchasing a freehold property. Increasing ground rents, reversionary interests and costly and undisclosed major works are but a few of the many potential difficulties awaiting the unsuspecting buyer.
If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in St Ives Cornwall will investigate aspects of the leasehold purchase, for example :
- reviewing the lease itself (leases can be 10's or even 100's of years old)
- dealing with landlords
- service charges, ground rents and buildings insurance arrangements
- freeholder granted consents under the lease
- proposed major works (Section 20 notices)
Ensure that you are fully-informed regarding your planned purchase with our team of leasehold conveyancing solicitors.
Buying a 'New Build' property in St Ives Cornwall?
According to HM Land Registry data, 56 newly-constructed homes have been bought in St Ives Cornwall in 2018 so far. The average cost of St Ives Cornwall new build homes is £227,039.
A new-build conveyancing solicitor in St Ives Cornwall will need to be aware of St Ives Cornwall-specific considerations and new build-specific issues, like administering Help to Buy purchases, handling unreasonable delays and working with warranty providers, including NHBC Buildmark, LABC Warranty and Ward Cole.
Our new build conveyancing department will provide an expert assessment of the legal status of the property, scrutinising contract issues ranging from the home's subsequent mortgageability to sharply increasing ground rent and service charges (where applicable).
Cornwall Conservation areas
Your conveyancing solicitor will need to confirm if the home you are planning to buy is in a conservation area in St Ives Cornwall. If it is, the home could be affected by specific building controls. These building controls, called Article 4 Directions, can include anything from restrictions on the style and height of boundary walls, to restrictions on the use of cladding.
If a property is in breach, the owner could be required to pay for the property to be returned to a compliant state, even if the changes were made by the previous owner.
Your conveyancing solicitor will address whether your planned purchase is located one of St Ives Cornwall's conservation areas.
Conveyancing - Selling a property in St Ives Cornwall
The legal side of a sale of a house or flat is less difficult than for a purchase. For a house purchase, the responsibility lies entirely with the buyer to establish that the property's title is legally sound and meets their mortgage lender's criteria.
With a sale, conveyancing solicitors in St Ives Cornwall acting for the seller only need to answer any enquiries made by the buyer's solicitor.
What could jeopardise the conveyancing process?
A house or flat can face potential roadblocks (e.g. a dispute with a neighbour) which may derail your home move.
It is better not to hide from the issue as it is highly unlikely that the problems won't be picked up. The best course of action is to get professional advice and tackle it promptly.
- The Essential Conveyancing Guide for Sellers in 2018
- Boundary disputes - what to do before selling your home
- No electrical completion certificate? What to do before selling your home
Read more helpful advice for sellers here.
The legal work for a leasehold flat is significantly more difficult compared to a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in St Ives Cornwall must carry out additional work. This can involve getting the latest service charge and ground rent statement or a copy of any required license to assign.
You should instruct a solicitor as soon as the decision is made to sell to reduce delays associated with leasehold property and particularly the time lost sourcing management packs.
Can your conveyancing solicitors act for both sides?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale.
You may want to instruct a property solicitor firm in St Ives Cornwall to carry out your conveyancing, if a Quittance solicitor is doing the legal work for the other side.0
Conveyancing - Remortgaging a property in St Ives Cornwall
People remortgage for a variety of reasons, including wanting to overpay when the lender refuses, or releasing equity. The main reason, however, is to benefit from a lower interest rate.
A proactive conveyancing solicitor in St Ives Cornwall will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the future of interest rates unclear, fast conveyancing can be a contributing factor to securing your preferred rate.
Your property lawyer must also be able to act on behalf of the new mortgage provider. Quittance Conveyancing are on all major UK lenders' panels. So whether you are changing to a lifetime tracker mortgage with the HSBC or to a long-term fixed mortgage with the Bank of Ireland, our remortgage specialists can help.
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
Instant onlineconveyancing solicitor quote
Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to St Ives Cornwall home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.
Get a quote
Get a conveyancing solicitor quote for your St Ives Cornwall property sale, purchase or remortgage.Get a quote online
or call us on 0800 612 0377
Compare solicitor quotes
Find out more about how to compare conveyancing solicitor quotes in 2018.Find out more
If you have any questions or would like to discuss your sale or purchase with an expert, email us at:
Ask a conveyancing expert
If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know: