Updated: October 12, 2018

St Neots conveyancing solicitor fees and costs

No Move, No Fee conveyancing in St Neots

Conveyancing solicitor fees are what you pay conveyancing solicitors in St Neots for the legal work associated with buying or selling a property.

Are St Neots conveyancing fees and costs fixed?

Our conveyancers work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in St Neots who offer services on a price per hour basis. Your quote explains exactly what you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like bankruptcy searches or identity verification checks.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in St Neots cost in total?

St Neots conveyancing solicitor fees will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, such as a flooding search, may be necessary.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in St Neots

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to carry out due diligence on a planned purchase.

A St Neots conveyancing solicitor will make recommendations following their enquiries, iron out any legal issues and make sure that the title is registered in the name of the new buyer.

The content below provides assistance for homebuyers who need conveyancing solicitors in St Neots.

Your St Neots conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in St Neots, it is vital that you check that they are approved by your lender, whether you are taking out a mortgage from the Manchester Building Society, Santander or any other lender.

Your conveyancer may be unable to act for your lender, because some lenders only accept a restricted group of firms that meet strict criteria.

If this is the case, the lender will probably need an alternative solicitor firm to complete the legal work, and you will then have to cover this second lawyer's fees. This can frustrate or delay the process.

Your purchase can be seriously delayed if you fail to confirm your property lawyer's lender panel status.

Quittance Conveyancing can act for all banks and other lenders.

Property Searches (Huntingdonshire District Council)

Residential property searches are questions asked of various bodies by St Neots conveyancing solicitors to highlight issues affecting your planned purchase.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be made aware if your chosen lender insists on any more searches, such as a more detailed flood report or a ground stability report.

The estimated delivery time for searches obtained from Huntingdonshire District Council is 9 weeks, so your solicitor will instead apply for quicker personal searches.

Planning permissions

Official Entries (or 'office copies') will also be obtained from HMLR by the homebuyer's conveyancing solicitor, helping to identify potential planning issues. These issues could include a difference between the agent's floorplan and the title plan or a restrictive covenant against certain alterations.

Huntingdonshire District Council Council Tax

Huntingdonshire District Council calculate your council tax based on a number of factors such as the property's whereabouts and the value of the property as determined by the VOA in 1991. E.g. the occupier of a Valuation Band C property in the Huntingdonshire District Council area would pay annual council tax of £1,559.

A conveyancing solicitor in St Neots will inform the buyer of the property's tax band as soon as they are 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 (25%) would reduce the tax due to £1,169.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or for spouses of students who are not British. The Valuation Office Agency (VOA) work out council tax bands for newly-constructed property, and where the owner has requested a revaluation.

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

What to do if you suspect your new home is incorrectly valued

To appeal contact:

Valuation Office Agency
Eastbrook
Shaftesbury Rd
Cambridge
CB2 8DU
Cambridgeshire

From April 2016 to March 2017, 30 council tax challenges were made, and 10 saw a reduction.

Stamp Duty on St Neots properties

Submitting the SDLT1 form to HMRC (formerly Inland Revenue) is difficult and time consuming. The majority of purchasers get their conveyancing solicitor to do it for them.

Stamp Duty Land Tax will almost always need to be paid if the property being purchased is valued at over £125k.

Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

The following table illustrates stamp duty examples for average properties in St Neots:

  Average selling price (2017) SDLT
Average price £288,694 £4,434.70
Average price (detached) £418,966 £10,948.30
Average new build £319,936 £5,996.80
Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not let out. Following the example above, if a homeowner bought a second home in St Neots for the average price of £288,694 the SDLT would be £23,095.52.

Stamp duty relief for first-time buyers in St Neots

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in St Neots will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in St Neots

New build site

Buying a leasehold house or flat can be complex, compared to buying a freehold home. The numerous common problems lying in wait for an uninformed purchaser could include:

  • unpaid service charges by the existing leaseholder
  • sub-letting restrictions
  • freeholds sold without first refusal to leaseholders
  • increasing ground rents
Misguided leasehold advice, from an inexperienced property lawyer, could have serious financial consequences.

A good conveyancing solicitor in St Neots will consider possible leasehold issues, including managing agent practices, checking the lease itself and leases approaching 80 years remaining.

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.

Buying a 'New Build' property in St Neots?

New build building site

The average cost of St Neots new build homes is £430,000. 1 new build houses and flats have been bought in St Neots in 2018 so far.

Purchasing a new build home is considerably more complicated than buying a 'secondhand' home. Therefore a conveyancing solicitor in St Neots must be aware of St Neots-specific considerations and needs to check numerous things, like checking new build mortgage procedures are followed and investigating road and drainage issues.

Our award-winning team of conveyancers specialise in meeting short developer deadlines and new build purchases.

Cambridgeshire Conservation areas

Whether you are looking for a rural setting or Georgian architecture, purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area conditions will affect your residential property.

These constraints could include restrictions affecting frontal additions to the property such as a porch, restrictions on the erection of outbuildings or restrictions on the display of advertisements.

The local authority can order any non-compliant alterations to a property to be changed or removed.

The Huntingdonshire local planning authority has assigned conservation area-status to parts of St Neots. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in St Neots.

Conveyancing - Selling a property in St Neots

Conveyancing for a sale of a home is less difficult than when buying. For a house purchase, the burden is solely on the buyer to make sure that the property is legally sound.

In contrast, for a sale, conveyancing solicitors in St Neots acting for the seller only need to answer the buyer's questions.

Factors that could delay or endanger the sale of your property

Homes will often come with a broad spectrum of legal problems (e.g. parking issues or disputes) that might prevent a sale from completing on time.

Don't ignore the issue, trusting that the issue won't be discovered. Get advice, square up to the issue(s), and find a solution promptly.

Further reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold property is much more technical than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in St Neots must carry out additional work, for example collating the latest service charge and ground rent statement, through to details of any required deed of covenant.

So as to resolve any leasehold-related delays sooner, it is strongly advised that you instruct a property lawyer as soon as possible, and ideally before going on the market,.

Can Quittance conveyancers act for both the buyer and the seller in one transaction?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

You could contact a law firm in St Neots to carry out your legal work, if a Quittance solicitor is acting for the other side.

Local St Neots conveyancing solicitor directory

  • Key Conveyancing LLP, 5 Steam Flour Mill, Church Street, St Neots, Peterborough, PE19 2AB
  • Hunt & Coombs LLP, 12 Eaton Court Road, Colmworth Business Park, St Neots, PE19 8ER

Conveyancing - Remortgaging a property in St Neots

The most common reason homeowners remortgage is to secure a preferential rate. Other reasons to think about remortgaging include getting on to a new fixed-rate deal, or consolidating loan repayments.

You can enjoy the benefits of a better rate sooner by using a more proactive conveyancing solicitor in St Neots. They will work to reduce the processing time of the conveyancing. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting the mortgage rate you want.

So that they can confirm that the lender's interests are protected, the property lawyer handling your remortgage will need to act for both you and your new lender.

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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